marketcodeSold price per m²
£4,648/m² 12 months to Apr 2026
297 sales
+4.7% over the year to Dec 2025 by the house price index, which follows the same homes over time.
Postcode district
M21 property market
Sold £4,648/m² · Median sold £453,192 (297 sales) · Index +4.7% y/y · Turnover 2.4% · 12 months, sales to Apr 2026, listings to Aug 2026
What is M21?
- Buildings
- 7,501
- Mixed-use buildings
- 1.3%
- HMO-shaped units
- 51%
What does M21 cost?
M21: sold price per m² £4,648/m² (12 months to Apr 2026, 297 sales). +4.7% over the year to Dec 2025 by the house price index, which follows the same homes over time.
Sold price
£453,192 12 months to Apr 2026
297 sales
+4.7% over the year to Dec 2025 by the house price index, which follows the same homes over time.
Sample is the matched completed sales behind the latest month. A month in which this cohort recorded no sale of its own carries the parent area's price rather than a measurement, and is not published with no sample.
Asking price
£400,745 12 months to Aug 2026
651 listings
-3.6% on the previous 12 months.
Sample is the dated listings that came to market in the latest month (added and reduced cohorts).
Settled months to Dec 2025; the dashed tail is the pipeline's projection of the index 12 months ahead, inside its 80% band. A projection of the index, not a forecast of any home's price.
ObservedForecast with intervalIndex points, not property prices
What does M21 earn?
M21: asking rent £1,445 a month (12 months to Jul 2026, 397 lets).
Asking rent
£1,445 a month 12 months to Jul 2026
397 lets
Gross yield, asking basis
3.8% 12 months to Aug 2026
752 lets
+5.2% on the previous 12 months.
Sample is the dated lettings behind the latest month's rent cell.
How does M21 vary by home size?
Asking price in M21 runs from £191,484 for 1 bedroom to £825,741 for 5+ bedrooms.
| Homes | Asking price | Window | Change | Listings |
|---|---|---|---|---|
| 1 bedroom | £191,484 | 12 months to Aug 2026 | — | 84 |
| 2 bedrooms | £286,543 | 12 months to Aug 2026 | -5.5% on the previous 12 months | 188 |
| 3 bedrooms | £432,201 | 12 months to Aug 2026 | -2.2% on the previous 12 months | 234 |
| 4 bedrooms | £625,307 | 12 months to Aug 2026 | -2.1% on the previous 12 months | 114 |
| 5+ bedrooms | £825,741 | 12 months to Aug 2026 | — | 81 |
Asking price by bedroom band: the monthly medians of sale listings that came to market, weighted by their dated listings, over the last 12 observed months, from portal listings. A band with fewer than 30 dated listings in the year is not published.
How liquid is M21?
M21: turnover 2.4% (12 months to Jan 2026, 321 sales). +1.9% on the previous 12 months.
Turnover
2.4% 12 months to Jan 2026
321 sales
+1.9% on the previous 12 months.
Sample is the matched completed sales behind the latest month. A month in which this cohort recorded no sale of its own has a rate of zero by arithmetic rather than a measured rate, and is not published with no sample.
Completed sales
398 12 months to Jan 2026
398 sales
+7.3% on the previous 12 months.
Sample is the registry count itself; months within six months of the last ingest are still filling.
Listings for sale
432 12 months to Jul 2026
432 listings
Who is active in M21?
14 agents listed homes for sale in M21; the three largest took 80% of the listings.
- Agents active
- 14
- Top three agents’ share
- 80%
- New homes among listings
- 1.5%
days_to_completion is on the registry-matched subset (sold_matched_n), not a sell-through rate.
Who owns M21?
Corporate landlords hold 78% of the 396 units in M21 whose freeholder is classified; 97% of all units are not yet classified.
- Corporate landlords78% of classified · 308 units
- Individuals (not traceable in bulk)9.6% of classified · 38 units
- Housing associations7.8% of classified · 31 units
- RMC4.8% of classified · 19 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 M21 rank?
M21 ranks 1st of 16 postcode districts in Manchester for sold price per m², at £4,648/m².
Sold price per m² · postcode districts in Manchester
M21 ranks 1st of 16 postcode districts in Manchester for sold price per m², at £4,648/m².
| # | Area | Sold price per m² | Sample | Tier |
|---|---|---|---|---|
| 1 | M21 | £4,648/m² | 297 | measured |
| 2 | M20 | £4,315/m² | 553 | measured |
| 3 | M1 | £3,843/m² | 164 | measured |
| 4 | M4 | £3,471/m² | 255 | measured |
| 5 | M23 | £3,395/m² | 231 | measured |
Full table: sold price per m² across postcode districts in Manchester →
Gross yield, asking basis · postcode districts in Manchester
M21 ranks 16th of 16 postcode districts in Manchester for gross yield, asking basis, at 3.8%.
| # | Area | Gross yield, asking basis | Sample | Tier |
|---|---|---|---|---|
| 1 | M18 | 7.9% | 794 | measured |
| 2 | M1 | 7.8% | 7,115 | measured |
| 3 | M4 | 7.7% | 8,460 | measured |
| 4 | M15 | 7.3% | 7,319 | measured |
| 5 | M12 | 7.1% | 757 | measured |
| 16 | M21 | 3.8% | 752 | measured |
Full table: gross yield, asking basis across postcode districts in Manchester →
Turnover · postcode districts in Manchester
M21 ranks 2nd of 15 postcode districts in Manchester for turnover, at 2.4%.
| # | Area | Turnover | Sample | Tier |
|---|---|---|---|---|
| 1 | M20 | 2.7% | 622 | measured |
| 2 | M21 | 2.4% | 321 | measured |
| 3 | M19 | 2.3% | 342 | measured |
| 4 | M4 | 2.1% | 298 | measured |
| 5 | M22 | 1.8% | 351 | measured |
Full table: turnover across postcode districts in Manchester →
Where next from M21?
- ManchesterThe wider market this area sits in.
- M1Neighbouring postcode district · £3,616/m²
- M11Neighbouring postcode district · £2,748/m²
- M12Neighbouring postcode district · £3,381/m²
- M13Neighbouring postcode district · £3,229/m²
- M14Neighbouring postcode district · £3,396/m²
- M15Neighbouring postcode district · £3,507/m²
- M18Neighbouring postcode district · £3,296/m²
- M19Neighbouring postcode district · £3,635/m²
- M16Next door, in another authority · £3,917/m²
- M32Next door, in another authority · £4,298/m²
- M33Next door, in another authority · £4,462/m²
- M17Next door, in another authority · £4,762/m²
- M5Next door, in another authority · £3,928/m²
- M50Next door, in another authority · £2,870/m²
Questions about M21
- What is the median house price in M21?
- Homes in M21 sold for a median £453,192 over the 12 months to Apr 2026, 297 sales. Per square metre that is £4,648/m². Registered completions, not asking prices.
- How have house prices in M21 changed?
- +4.7% over the year to Dec 2025 by the house price index, which follows the same homes over time.
- What is the average rent in M21?
- Homes to let in M21 asked a median £1,445 a month over the 12 months to Jul 2026, 397 lets. Asking rent, not the rent agreed.
- What is the gross rental yield in M21?
- 3.8% 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 Aug 2026, 752 lets. +5.2% on the previous 12 months.
- How quickly do homes sell in M21?
- 2.4% of the homes in M21 changed hands over the 12 months to Jan 2026, 321 sales.
Everything else about M21
- Properties in M21Every addressable home with its floor area, tenure and last recorded sale.
- Buildings in M21Footprints, heights and the units inside them.
- Land and plots in M21Registered parcels with their area, tenure and what stands on them.
- Homes for sale in M21What is on the market right now, with the evidence beside each asking price.
- Homes to rent in M21What is available to rent, with the recorded rent and yield beside each asking price.
- Recent house sales in M21Registered completions from Price Paid, newest first.
- Planning applications in M21What was proposed, who decided it and whether it was approved.
- Estate agents active in M21Who actually lists here, ranked by volume over 12 months.
Where these figures come from
| Figure | Dataset | Window | Latest | Sample |
|---|---|---|---|---|
| Sold price per m² | HM Land Registry Price Paid and portal listings, monthly rollup | 12 months to Apr 2026 | Apr 2026 | 297 sales |
| Sold price | HM Land Registry Price Paid and portal listings, monthly rollup | 12 months to Apr 2026 | Apr 2026 | 297 sales |
| Asking price | MarketCode market evidence | 12 months to Aug 2026 | Aug 2026 | 651 listings |
| Asking price per m² | the area_facts listing rollup | 12 months to Jul 2026 | Jul 2026 | 432 listings |
| Asking to sold | Portal listings, monthly rollup | 12 months to Jul 2024 | Jul 2024 | 64 matched sales |
| Asking rent | MarketCode market evidence | 12 months to Jul 2026 | Jul 2026 | 397 lets |
| Gross yield, asking basis | MarketCode market evidence | 12 months to Aug 2026 | Aug 2026 | 752 lets |
| Turnover | MarketCode market evidence | 12 months to Jan 2026 | Jan 2026 | 321 sales |
| Completed sales | MarketCode market evidence | 12 months to Jan 2026 | Jan 2026 | 398 sales |
| Listings for sale | the area_facts listing rollup | 12 months to Jul 2026 | Jul 2026 | 432 listings |
| New listings | MarketCode market evidence | 12 months to Aug 2026 | Aug 2026 | 502 listings |
| Price reductions | MarketCode market evidence | 12 months to Aug 2026 | Aug 2026 | 149 listings |
| Live listings | MarketCode market evidence | on 20 Sep 2026 | 20 Sep 2026 | — |
| Days to completion | first listing to registered completion, over the registry-matched subset; not a sell-through rate | 12 months to Jul 2024 | Jul 2024 | 64 matched sales |
Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0.