Residential dwellings
10,599
Addressable residential units in the area (OS AddressBase).
M11 rents and yields
Asking rent £1,176/month · Gross yield 6.9% · 12 months, listings to Sep 2026
What is M11?
M11: residential dwellings 10,599.
HMO-shaped dwellings
1.1%
M11 ranks 8th of 18 neighbouring postcode districts for HMO-shaped dwellings.
Share of dwellings OS AddressBase classifies RH01/RH02/RH03: laid out as a house in multiple occupation. A statement about built form, not about a licence.
- Buildings
- 9,320
- Mixed-use buildings
- 97%
- HMO-shaped units
- 97%
- EPC A or B
- 14%
- EPC D or worse
- 35%
What does M11 earn?
M11: asking rent £1,176/month (12 months to Sep 2026, 296 lets).
Asking rent
£1,176/month 12 months to Sep 2026
296 lets
Median asking rent per calendar month of residential lettings in the month, from portal listings. Asking, not achieved. 12-month figure: the monthly medians weighted by their sample, 12 months to Sep 2026, 296 lets.
Gross yield, asking basis
6.9% 12 months to Sep 2026
484 lets
+3.6% on the previous 12 months.
Cell asking rent × 12 over the same cell's asking sale price, before costs, voids and finance (cells with fewer than 5 dated listings are not built). 12-month figure: the monthly medians weighted by their sample, 12 months to Sep 2026, 484 lets.
Sample is the dated lettings behind the latest month's rent cell.
Homes to rent
107 on 6 Nov 2026
Count of live residential lettings on the day, from portal listings; observed forwards from 5 Sep 2026. The count on 6 Nov 2026; the daily series began on 5 Sep 2026, so no change over a year is stated.
How does M11 vary by home size?
Asking rent in M11 runs from £924/month for 1 bedroom to £1,365/month for 3 bedrooms.
| Homes | Asking rent | Window | Change | Listings |
|---|---|---|---|---|
| 1 bedroom | £924/month | 12 months to Sep 2026 · 7 of 12 months observed | — | 44 |
| 2 bedrooms | £1,071/month | 12 months to Sep 2026 | +1.7% on the previous 12 months | 294 |
| 3 bedrooms | £1,365/month | 12 months to Jul 2026 · 10 of 12 months observed | — | 92 |
| 4 bedrooms | Not published | — | — | — |
| 5+ bedrooms | Not published | — | — | — |
Asking rent per calendar month by bedroom band: the monthly medians of lettings that came to market, weighted by their dated listings, within the last 12 calendar months, from portal listings. A band with fewer than 30 dated listings in the year is not published.
Who owns M11?
Corporate landlords hold 64% of the 932 units in M11 whose freeholder is classified; 92% of all units are not yet classified.
- Corporate landlords64% of classified · 594 units
- Housing associations28% of classified · 259 units
- Individuals (not traceable in bulk)7.9% of classified · 74 units
- RMC0.5% of classified · 5 units
Freeholder class per addressable unit, from HM Land Registry CCOD/OCOD matched to the title and Companies House. Individuals are counted, never itemised.
Where does M11 rank?
M11 ranks 11th of 17 postcode districts in Manchester for asking rent, at £1,176/month.
Asking rent · postcode districts in Manchester
M11 ranks 11th of 17 postcode districts in Manchester for asking rent, at £1,176/month.
| # | Area | Asking rent | Period | Sample | Tier |
|---|---|---|---|---|---|
| 1 | M14 | £2,035/month | 12 months to Sep 2026 · from monthly figures | 3,260 | measured |
| 2 | M20 | £1,665/month | 12 months to Sep 2026 · from monthly figures | 1,813 | measured |
| 3 | M15 | £1,541/month | 12 months to Sep 2026 · from monthly figures | 2,821 | measured |
| 4 | M12 | £1,475/month | 12 months to Sep 2026 · from monthly figures | 449 | measured |
| 5 | M4 | £1,447/month | 12 months to Sep 2026 · from monthly figures | 2,174 | measured |
| 11 | M11 | £1,176/month | 12 months to Sep 2026 · from monthly figures | 296 | measured |
Full table: asking rent across postcode districts in Manchester
Gross yield, asking basis · postcode districts in Manchester
M11 ranks 7th of 16 postcode districts in Manchester for gross yield, asking basis, at 6.9%.
| # | Area | Gross yield, asking basis | Period | Sample | Tier |
|---|---|---|---|---|---|
| 1 | M18 | 8.0% | 12 months to Sep 2026 · from monthly figures | 947 | measured |
| 2 | M1 | 7.8% | 12 months to Sep 2026 · from monthly figures | 7,463 | measured |
| 3 | M4 | 7.8% | 12 months to Sep 2026 · from monthly figures | 8,749 | measured |
| 4 | M15 | 7.3% | 12 months to Sep 2026 · from monthly figures | 7,376 | measured |
| 5 | M14 | 7.2% | 12 months to Sep 2026 · from monthly figures | 5,780 | measured |
| 7 | M11 | 6.9% | 12 months to Sep 2026 · from monthly figures | 484 | measured |
Full table: gross yield, asking basis across postcode districts in Manchester
Where next from M11?
- ManchesterThe wider market this area sits in.
- M1Neighbouring postcode district · Asking £3,127/m² · Sep 2026
- M12Neighbouring postcode district · Asking £3,002/m² · Sep 2026
- M13Neighbouring postcode district · Asking £3,047/m² · Sep 2026
- M14Neighbouring postcode district · Asking £3,418/m² · Sep 2026
- M15Neighbouring postcode district · Asking £2,952/m² · Sep 2026
- M18Neighbouring postcode district · Asking £2,488/m² · Sep 2026
- M19Neighbouring postcode district · Asking £3,142/m² · Sep 2026
- M2Neighbouring postcode district
- M34Next door, in another authority · Asking £3,476/m² · Sep 2026
- M43Next door, in another authority · Asking £3,227/m² · Sep 2026
- M35Next door, in another authority · Asking £3,066/m² · Sep 2026
- SK5Next door, in another authority · Asking £3,063/m² · Sep 2026
- OL7Next door, in another authority · Asking £2,822/m² · Sep 2026
Questions about M11
- What is the average rent in M11?
- Homes to let in M11 asked a median £1,176/month over the 12 months to Sep 2026, 296 lets. Asking rent, not the rent agreed.
- What is the gross rental yield in M11?
- 6.9% on the asking basis: the asking rent times twelve over the asking sale price in the same listing cell, before costs, voids and finance, over the 12 months to Sep 2026, 484 lets. +3.6% on the previous 12 months.
- What kind of homes are in M11?
- M11 has 10,599 homes, 1.1% laid out as houses in multiple occupation.
Construction costs Context for residential research
Sector and regional evidence. These figures are not a quote for an individual property.
Reading the cost index and the regional factors…
Everything else about M11
- Property values in M11Every addressable home with its floor area, tenure and last recorded sale.
- Land and development sites in M11Registered land with its area, tenure and what stands on it.
- Houses and flats for sale in M11What is on the market right now, with the evidence beside each asking price.
- Flats and houses to rent in M11What is available to rent, with the recorded rent and yield beside each asking price.
- Sold house prices in M11Registered completions from Price Paid, newest first.
- Planning applications in M11What was proposed, who decided it and whether it was approved.
- Estate agents in M11Who actually lists here, ranked by volume over 12 months.
Where these figures come from
| Figure | Dataset | Window | Latest | Sample |
|---|---|---|---|---|
| Residential dwellings | HM Land Registry Price Paid and the address register, 12-month rollup | Latest published | — | — |
| HMO-shaped dwellings | HM Land Registry Price Paid and the address register, 12-month rollup | Latest published | — | — |
| Asking rent | MarketCode market evidence | 12 months to Sep 2026 | Sep 2026 | 296 lets |
| Gross yield, asking basis | MarketCode market evidence | 12 months to Sep 2026 | Sep 2026 | 484 lets |
| Homes to rent | Portal listings; observed forwards from 5 Sep 2026 | on 6 Nov 2026 | 6 Nov 2026 | — |