England · Postcode district · Manchester
M9 house prices, sales and rents
September 2026. Sold prices settled to December 2025; listings read daily. Part of Manchester.
- Median sale price
- £189,579
- December 2025
- Price per m²
- £2,495
- sold, all residential
- Sold prices, 12 months
- +9.0%
- index to December 2025
- Homes sold, 12 months
- 427
- registered, to January 2026
- Asking prices, 12 months
- +4.0%
- to April 2026
- Asking rents, 12 months
- +0.4%
- to April 2026
- Homes for sale
- 174
- 7 September 2026
- Median asking price
- £200,000
- live listings
Summary
The M9 market in September 2026
Sold prices in M9 are +9.0% over the twelve months to December 2025 on the house price index. Over five years it is +38.6%.
The index is built from repeat sales of the same homes, so a change in what happened to sell does not move it. It is settled to December 2025; later months are provisional while the registry catches up.
427 sales were registered in M9 in the twelve months to January 2026, −5% on the twelve months before, at a median of £202,500. Counts are from HM Land Registry directly; months from February 2026 are still filling and are left out of the total.
In December 2025, the median residential sale in M9 was £189,579, £2,495 per square metre: modelled on 5 to 29 sales. 0.08% of the stock changed hands in the month.
On the portals, asking prices moved +4.0% and asking rents +0.4% over twelve months. Asking leads sold by months and includes what never sells. The pipeline publishes these quarterly for this area because the monthly move is too noisy to resolve.
In August 2026, 5 homes came to market in M9 and 29% of listings were reduced. The median asking price was £240,000, £3,073 per square metre. New builds were 0% of listings.
6 agents listed a home for sale that month; the three busiest held 57% of listings.
174 homes were live for sale in M9 on 7 September 2026, at a median asking price of £200,000, with a median listing age of 158 days. The stock count is observed daily from 5 September 2026 and settles as the portal sweep completes.
11 residential lots went to auction in M9 over the last 7 quarters with results; in Q4 2025, 1 was offered and 1 sold. Guide and hammer averages are computed on different lots, so the table shows both with their counts rather than a difference.
14,770 homes in M9 hold an energy certificate. 9.6% are rated A or B and 40.9% D or worse. 87.8% heat with mains gas, 4.7% with a heat pump. Certificates are lodged on sale or let, so long-held and social housing are under-represented.
Sold prices
House price index for M9
Repeat-sales index from HM Land Registry Price Paid Data. Settled to December 2025; later points are forecasts with bands. Tool: market_index_series.
Registered sales
Homes sold in M9, month by month
Every registered sale, not the cube's matched sample. Months from February 2026 are still filling and will rise. Tool: market_volume_series.
Market cube
What homes sell for in M9
| Cohort | Median price | £/m² | Turnover | Sales | Evidence |
|---|---|---|---|---|---|
| All residential | £189,579 | £2,495 | 0.08% | 16 | modeled |
| Semi-Detached, 3 bed | £196,129 | £2,639 | 0.30% | 3 | modelled |
| Semi-Detached, 5+ bed | £192,224 | £2,483 | 0.44% | 2 | modelled |
| Terraced, 3 bed | £190,807 | £2,504 | 0.21% | 2 | modelled |
| Terraced, 4 bed | £183,515 | £2,468 | 0.20% | 2 | modelled |
| Flat, 2 bed | £182,698 | £2,443 | 0.36% | 1 | modelled |
| Semi-Detached, 2 bed | £190,880 | £2,530 | 0.54% | 1 | modelled |
| Terraced, 5+ bed | £189,335 | £2,405 | 0.16% | 1 | modelled |
December 2025, the last month the registry has filled. Turnover is the month's sales as a share of the stock. Only cohorts graded direct (30+ sales) or modelled (5 to 29) are shown. Tool: market_facts.
Listings
Asking prices and rents in M9
Asking-price index
Asking-rent index
From portal listings; the level is an index, never a price. Shaded points are provisional. Tools: asking_price_index_series, asking_rent_index_series.
Listing statistics
New to market in M9
- Came to market
- 5
- never-reduced cohort
- Reduced
- 29%
- of listings
- Median asking
- £240,000
- £190,000 to £277,500 interquartile
- Asking £/m²
- £3,073
- where floor area is stated
- New build
- 0%
- of listings
- Agents active
- 6
- top three hold 57%
- Median asking rent
- £850 pcm
- May 2026
August 2026. Listings later reduced lose their listing date, so the count of new listings undercounts by the reduction share. Tool: listing_market_series.
Live stock
Homes on the market in M9
Observed daily from 5 September 2026; the portals keep no exit dates, so it cannot be reconstructed for the past. Tool: listing_stock_series.
Auctions
Auction results in M9
| Quarter | Offered | Sold | Sale rate | Avg guide (lots) | Avg hammer (lots) |
|---|---|---|---|---|---|
| Q4 2025 | 1 | 1 | 100% | £80,000 (1) | — |
| Q4 2024 | 2 | 2 | 100% | £50,000 (2) | — |
| Q4 2021 | 1 | 1 | 100% | £75,000 (1) | — |
| Q3 2021 | 1 | 0 | 0% | £80,000 (1) | — |
| Q2 2021 | 4 | 4 | 100% | £80,000 (4) | — |
| Q2 2020 | 1 | 1 | 100% | £110,000 (1) | — |
| Q2 2018 | 1 | 1 | 100% | £0 (1) | — |
Residential lots from five auction houses. Guide and hammer averages are over different lots, so a difference between them is not a discount. Tools: auction_stats, auction_discount.
Agents
Who is selling in M9
| Agent | Sale listings, 12 months | Median asking price |
|---|---|---|
| Ryder & Dutton, Middleton | 66 | £220,000 |
| Henstock Property Services, Middleton | 18 | £202,500 |
| Hunters, North Manchester | 15 | £200,000 |
| Ryder & Dutton, Chadderton | 14 | £185,000 |
| Purplebricks, covering Manchester | 10 | £254,998 |
| Edward Mellor Ltd, Auction | 10 | £114,000 |
| Auction House, Manchester | 9 | £65,000 |
| Bridgfords, Manchester | 8 | £195,000 |
Ranked by sale listings on the portals over the last twelve months. Tool: agent_activity.
EPC
Energy ratings in M9
- A0.3%
- B9.3%
- C49.5%
- D33.0%
- E6.7%
- F0.9%
- G0.2%
- Certificates
- 14,770
- Mains gas
- 87.8%
- Electric heating
- 11.9%
- Heat pump
- 4.7%
Of homes holding a certificate, not of all stock: EPCs are lodged on sale or let, so long-held and social housing are under-represented. Tool: energy_profile.
Do it today
Get the M9 figures yourself
Every number on this page is a free call. In Claude, ChatGPT, Codex or Cursor with the MarketCode MCP connected, ask: “Give me the house price index, asking indices and current listing stock for M9, and say whether the index is local or national.” In code, call the REST twins with area_code="M9" and area_type="district".
Nearby
Around M9
M9 is one of 17 postcode districts on the Manchester page, which carries the authority-wide index, cohort prices, agents and energy profile.
From the blog
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Land Registry Price Paid Data, explained
Every registered sale in England and Wales since 1995 is public. What the file contains, what it leaves out, why the trailing months are always wrong.
How to read a house price index without fooling yourself
A house price index is not an average price. Here is what a repeat-sales index measures, what the forecast tail means, why thin areas borrow the.
FAQ
Questions about the M9 market
What is the average house price in M9?
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The median residential sale in M9 was £189,579 in December 2025, or £2,495 per square metre. It is modelled on 5 to 29 sales, from HM Land Registry sales matched to a property.
How have house prices in M9 changed?
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The sold-price index moved +9.0% over the twelve months to December 2025, and +38.6% over five years. It is a repeat-sales index, so the mix of what sold does not move it.
How many homes sold in M9 last year?
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427 sales were registered in the twelve months to January 2026, against 450 in the twelve months before. The registry fills the most recent months late, so the trailing months are excluded until they settle.
How many homes are for sale in M9?
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174 on 7 September 2026, at a median asking price of £200,000. The count is read from live portal listings each day.
Which estate agents sell the most in M9?
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By sale listings over the last twelve months: Ryder & Dutton, Middleton (66), Henstock Property Services, Middleton (18), Hunters, North Manchester (15). The table above lists the top 8.
Where does the M9 data come from?
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HM Land Registry Price Paid Data for the sold-price index, the sale counts and the cube prices; portal listings for the asking indices, listing statistics, live stock and agents; the EPC register for the energy profile; five auction houses for the auction results; the ONS rent index as the check on the rent series. The methodology page explains each; the sources page lists licences and refresh.
Can I get the M9 figures in my own assistant or code?
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Yes, and every one is free: market_index_series, market_volume_series, asking_price_index_series, asking_rent_index_series, market_facts, listing_market_series, listing_stock_series, auction_stats, energy_profile and agent_activity with area_code "M9" and area_type "district". Ask Claude, ChatGPT, Codex or Cursor with the MCP server connected, or call the REST twins with an API key.
Is this a valuation of a property in M9?
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No. This page is the area's market. A property is valued from its own record: the valuation tools return an estimate, a range and a trust score for any address in M9 with a floor area on record.
Value an address in M9.
Thirty minutes: the estimate, the range, the comparables and the market behind it, live.