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Yes, the analysis of Manchester's property market is included in our pack
Manchester's property market continues to demonstrate strong performance as we reach mid-2025, with average house prices sitting at £247,000 and growing consistently above national rates. The city offers compelling value compared to London while maintaining excellent investment potential across all property types.
If you want to go deeper, you can check our pack of documents related to the real estate market in the UK, based on reliable facts and data, not opinions or rumors.
Manchester house prices averaged £247,000 in March 2025, representing a 7.6% year-on-year increase. Property types range from flats at £214,000 to detached homes at £435,000, with strong growth expected to continue through 2028.
| Property Type | Average Price (2025) | Annual Growth |
|---|---|---|
| Detached | £435,000 | 5.9% |
| Semi-detached | £309,000 | 7.2% |
| Terraced | £240,000 | 8.3% |
| Flats/Maisonettes | £214,000 | 6.8% |
| Overall Average | £247,000 | 7.6% |
| First-time Buyers | £232,000 | 7.8% |
| Rental (monthly) | £1,309 | 8.5% |
What's the average price of a house in Manchester right now?
The average house price in Manchester stands at £247,000 as of March 2025, according to official ONS data.
This represents a significant 7.6% increase from the £229,000 average recorded in March 2024. Manchester's growth rate outpaces the broader North West region, which saw a 9.4% rise, and positions the city as one of the UK's strongest performing property markets.
Different data sources show slight variations, with some reporting averages between £266,000 and £274,000 depending on the specific area and time period measured. The city center commands higher prices, while outer districts remain more affordable.
For first-time buyers specifically, the average purchase price is £232,000, which is 7.8% higher than the previous year. This demonstrates continued accessibility for new buyers entering the Manchester property market.
How much do houses cost depending on the type—like detached, semi-detached, terraced, or flats?
Property prices in Manchester vary significantly by type, with detached homes commanding the highest premiums and flats offering the most affordable entry point.
| Property Type | Average Price | Market Share |
|---|---|---|
| Detached Houses | £435,000 | 4.3% of sales |
| Semi-detached Houses | £309,000 | 32% of sales |
| Terraced Houses | £240,000 | 32% of sales |
| Flats/Maisonettes | £214,000 | 33.6% of sales |
| New Build Premium | +£14,290 | 0.7% of sales |
Terraced houses have shown the strongest price growth over the past year at 8.3%, while detached properties increased by 5.9%. Flats remain the most commonly sold property type, making up over one-third of all transactions in Manchester.
What are the current average house prices in the most popular areas of Manchester?
Manchester's property prices vary dramatically by postcode, with city center locations commanding premium prices and outer areas offering more affordable options.
| Area/Postcode | Average Price | Key Features |
|---|---|---|
| M2 (City Centre) | £1,800,000 | Luxury penthouses, prime location |
| M15 (Hulme/Castlefield) | £288,000 | Waterside living, young professionals |
| M16 (Old Trafford) | £283,000 | Sports proximity, mixed housing |
| M7 (Higher Broughton) | £252,000 | Family-friendly residential |
| M6 (Salford/Ordsall) | £211,000 | MediaCity nearby, regeneration |
| M13 (Fallowfield) | £192,000 | Student area, high rental yields |
| M11 (Clayton/Beswick) | £172,000 | Affordable, regeneration potential |
| M50 (Salford Quays) | £112,000 | Most affordable entry point |
Which areas are considered the most expensive, which are up-and-coming, and which are more budget-friendly?
Manchester's property landscape divides into distinct tiers based on price, investment potential, and market dynamics.
Most Expensive Areas:
- Didsbury and Chorlton: Premium family neighborhoods with excellent schools and green spaces, averaging £350,000+
- City Centre (M1/M2): Luxury apartments and penthouses, with some properties exceeding £1.8 million
- Hale and Bowdon: Prestigious Greater Manchester suburbs with detached homes averaging £800,000+
- Castlefield: Waterside living with converted warehouse apartments averaging £320,000+
- Northern Quarter: Trendy loft conversions and modern developments averaging £280,000+
Up-and-Coming Areas:
- Ancoats: Major regeneration with new residential developments, strong rental demand
- Salford Quays: MediaCity development driving growth, excellent transport links
- Piccadilly Basin: HS2 terminus location creating investment buzz
- New Islington: Ongoing urban village development with canal-side properties
- Greengate Salford: £1.5 billion regeneration project transforming the area
Budget-Friendly Areas:
- Little Hulton: Average £165,000, family homes with good value
- Gorton: Average £172,000, terraced houses with renovation potential
- Clayton/Beswick (M11): Average £176,000, strong rental yields for investors
- Blackley/Harpurhey (M9): Average £188,000, affordable family housing
- Cheetham Hill/Crumpsall (M8): Average £199,000, diverse community with growth potential
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What kind of surface area or square footage can you typically expect at each price point?
Manchester properties offer excellent value per square foot compared to national averages, with clear size patterns across different price brackets.
The average price per square foot in Manchester is £286, significantly below the England and Wales average of £335. This means buyers get more space for their money compared to most UK cities.
| Property Size | Average Price | Typical Property Type |
|---|---|---|
| Under 30m² (320 sq ft) | £135,000 | Studio apartments, city centre |
| 30-49m² (320-530 sq ft) | £146,000 | One-bedroom flats |
| 50-69m² (540-740 sq ft) | £198,000 | Two-bedroom flats/small terraced |
| 70-89m² (750-960 sq ft) | £243,000 | Two-bedroom houses/larger flats |
| 90-109m² (970-1,170 sq ft) | £301,000 | Three-bedroom houses |
| 110-149m² (1,180-1,600 sq ft) | £403,000 | Four-bedroom family homes |
| 150m²+ (1,610+ sq ft) | £623,000 | Large detached houses/luxury properties |
Most first-time buyers and families focus on properties between 70-110m², where prices range from £243,000 to £400,000, offering excellent value for growing households.
How much should I expect to pay in total, including stamp duty, agency fees, and legal costs?
The total cost of buying a property in Manchester extends beyond the purchase price, with additional fees that buyers need to budget for carefully.
For a typical £247,000 Manchester property, stamp duty costs are minimal due to recent threshold changes. First-time buyers pay no stamp duty on homes up to £425,000, while other buyers pay nothing on the first £250,000.
Conveyancing fees typically range from £400 to £1,500 plus disbursements, with total legal costs usually between £1,000 and £1,500. Property surveys cost £290 to £1,124 depending on the type and complexity of the property inspection.
Estate agent fees are generally paid by the seller in the UK, so buyers don't need to budget for this cost. However, removal costs range from £506 to £1,914 depending on distance and property size.
Total additional costs for a £247,000 Manchester property:
- Stamp Duty: £0 (first-time buyers) or £0 (other buyers, as it's under the £250,000 threshold)
- Conveyancing: £1,000-£1,500
- Survey: £300-£1,100
- Removals: £500-£2,000
- Total excluding deposit: £1,800-£4,600
What are the average mortgage costs today for a standard home in Manchester?
Manchester mortgage costs remain competitive as we reach mid-2025, with rates stabilizing after recent market volatility.
The average 5-year fixed mortgage rate currently sits at 4.61%, with the best available rates just under 4% for borrowers with strong credit profiles and substantial deposits. This represents a more stable environment compared to the 6%+ rates seen during 2022-2023.
For a typical £247,000 Manchester property with a 10% deposit (£24,700), buyers would need a £222,300 mortgage. Monthly payments on a 25-year term range from £1,150 to £1,250 depending on the specific rate secured.
First-time buyers can access government schemes like Help to Buy and shared ownership, potentially reducing deposit requirements to 5%. However, this increases monthly payments due to higher loan-to-value ratios.
It's something we develop in our UK property pack.
How do prices now compare to one year ago, and how have they changed over the last five years?
Manchester's property market has demonstrated remarkable resilience and growth, significantly outperforming many UK regions over both short and long-term periods.
Year-on-year growth from March 2024 to March 2025 shows Manchester properties increased by 7.6%, from £229,000 to £247,000. This growth rate exceeded the North West regional average and positioned Manchester among the UK's top-performing cities.
Over the five-year period from 2020 to 2025, Manchester property prices have risen approximately 26%, representing an average annual growth rate of around 5.2%. This sustained growth reflects strong underlying demand and limited supply in the city.
Terraced houses have shown the strongest performance, with an 88% increase over the last decade from £128,000 to £240,000. Detached properties rose 81.4% from £240,000 to £435,000, while flats increased 61.7% from £139,000 to £225,000.
The rental market has seen even more dramatic growth, with average monthly rents increasing by 8.5% year-on-year to £1,309 in April 2025. This rental growth supports strong investment fundamentals for buy-to-let investors.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the UK versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.
What are the forecasts for house prices in Manchester over the next 1, 5, and 10 years?
Manchester property price forecasts remain optimistic across all timeframes, with multiple industry experts predicting continued outperformance compared to national averages.
1-Year Forecast (2025-2026): JLL predicts 3.5-4.5% growth, while Savills expects 4.5% growth. Most analysts agree on approximately 4% price appreciation through 2026.
5-Year Forecast (2025-2030): Cumulative growth of 19.3% is projected by leading property consultancy JLL, significantly above the UK national average of 17.6%. This equates to annual growth rates of 3.5-5% over the period.
10-Year Forecast (2025-2035): Based on historical trends and current market dynamics, Manchester properties could see 30-40% nominal growth, or 10-15% real growth after inflation, assuming no major economic disruptions.
The rental market shows even stronger growth potential, with JLL forecasting cumulative rental increases of 21.7% through 2028, driven by sustained demand and limited supply. Annual rental growth of 4% is expected through 2028.
Key factors supporting these forecasts include Manchester's population growth (26.1% increase from 2011-2021), major infrastructure investments including HS2, and the city's position as the UK's leading regional economic hub outside London.
If I want to buy to live, what areas or types of homes are smartest to choose right now?
The optimal choice for owner-occupiers in Manchester depends on lifestyle priorities, family needs, and long-term plans, with distinct advantages across different areas and property types.
For Young Professionals:
- Ancoats: New developments with modern amenities, excellent city center connectivity
- Northern Quarter: Vibrant nightlife, cultural scene, converted warehouse apartments
- Castlefield: Waterside living, peaceful yet central, good transport links
- Salford Quays: Modern apartments, MediaCity employment opportunities, excellent value
- Property type: 1-2 bedroom flats or converted lofts, £200,000-£300,000 range
For Families:
- Didsbury: Outstanding schools, green spaces, family-friendly community atmosphere
- Chorlton: Excellent schools, diverse community, good transport to city center
- Stockport: More affordable family homes, good schools, commuter-friendly
- Middleton: Value for money, family housing, developing infrastructure
- Property type: 3-4 bedroom semi-detached or terraced houses, £250,000-£400,000 range
For First-Time Buyers:
- M8 (Cheetham Hill): Affordable terraced houses with growth potential
- M11 (Clayton/Beswick): Excellent value, regeneration underway
- M6 (Salford): New developments, good transport, below-average prices
- Property type: 2-3 bedroom terraced houses or larger flats, £170,000-£230,000 range
If I want to rent the property out—short term like Airbnb or long term—what are the best locations and returns?
Manchester offers exceptional rental investment opportunities across both short-term and long-term letting strategies, with some areas generating yields exceeding 10%.
Long-Term Rental (Traditional Buy-to-Let):
- Fallowfield (M14): Up to 10.1% rental yields, strong student demand, University proximity
- Clayton/Gorton: Over 6.5% yields, affordable entry prices, improving transport links
- Salford areas: 6.5%+ yields, MediaCity employment driving demand
- M13 (Rusholme/Fallowfield): High student rental demand, properties rent quickly
- M11 (Clayton/Beswick): Strong working professional demand, regeneration boosting rents
Short-Term Rental (Airbnb/Serviced Accommodation):
- City Centre (M1/M2): Premium rates for business travelers, tourists, event visitors
- Northern Quarter: Cultural attractions, nightlife proximity, high occupancy rates
- Deansgate area: Business district proximity, conference center access
- Castlefield: Unique waterside properties, tourist appeal, excellent transport
- Old Trafford area: Football tourism, event-driven demand, weekend premiums
Average rental yields across Manchester range from 5-6%, significantly above the UK average of 4.7%. Student areas consistently deliver the highest returns due to guaranteed academic year occupancy and premium rents for quality properties.
It's something we develop in our UK property pack.
If I want to flip the property in a few years, which areas offer the best resale potential?
Manchester has been identified as the UK's best city for property flipping, with specific areas offering exceptional potential for renovation and resale profits.
Prime Flipping Locations:
- Ancoats: Major regeneration ongoing, industrial heritage properties perfect for conversion
- Salford Quays: Continued development, rising property values, modern buyer demand
- Northern Quarter: Warehouse conversions, creative buyer market, premium pricing potential
- Piccadilly Basin: HS2 terminus impact, early investment opportunity before major price rises
- New Islington: Urban village development, canal-side properties with unique selling points
Budget-Friendly Flipping Areas:
- Gorton: Terraced houses with renovation potential, strong price growth trajectory
- Beswick/Clayton (M11): Affordable entry prices, regeneration driving demand
- M8 areas: Victorian terraced houses, period feature restoration opportunities
- Little Hulton: Family house market, scope for modernization and extension
- Blackley/Harpurhey: Emerging areas with improvement potential, transport developments
Successful flipping in Manchester typically involves targeting properties priced £150,000-£200,000 that can be renovated to £220,000-£280,000 standard. Victorian terraced houses and former industrial properties offer the best scope for value-adding improvements.
The key to successful flipping is identifying areas with upcoming infrastructure improvements, regeneration projects, or transport developments that will drive future demand and pricing.
How do house prices in Manchester compare with similar big cities in the UK like Birmingham, Leeds or Liverpool?
Manchester's property market strikes an attractive balance between affordability and investment potential when compared to other major UK cities outside London.
| City | Average House Price | Annual Growth Rate | Investment Appeal |
|---|---|---|---|
| Manchester | £247,000 | 7.6% | Strong growth, regeneration, excellent yields |
| Birmingham | £230,000-£250,000 | 6.8% | Similar pricing, HS2 benefits, large market |
| Leeds | £220,000-£240,000 | 5.2% | Slightly cheaper, financial sector growth |
| Liverpool | £180,000-£200,000 | 4.8% | Most affordable, regeneration potential |
| Sheffield | £190,000-£210,000 | 4.5% | Student market, affordable entry point |
| Newcastle | £185,000-£205,000 | 4.2% | Regional growth, lower competition |
Manchester commands a premium over most comparable cities but delivers superior growth rates and investment returns. The city's pricing sits approximately 25% above Liverpool, 10% above Leeds, and matches Birmingham's levels.
However, Manchester's fundamentals justify this premium through stronger employment growth, major infrastructure investment, international connectivity, and superior rental yields. The city's position as the Northern Powerhouse hub and its diverse economy provide resilience that smaller cities cannot match.
For investors, Manchester offers the best combination of capital growth potential and rental returns among major Northern cities, while remaining significantly more affordable than London and the South East.
Conclusion
This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.
Manchester's property market in 2025 represents one of the UK's most compelling investment opportunities, combining strong fundamentals with continued growth potential.
With average prices at £247,000 and consistent year-on-year growth of 7.6%, the city offers excellent value compared to London while maintaining superior returns to most regional competitors. Whether buying to live, invest, or flip, Manchester's diverse neighborhoods and property types provide options for every budget and strategy.
It's something we develop in our UK property pack.
Sources
- Office for National Statistics - Manchester Housing Prices
- PlumPlot - Manchester House Prices May 2025
- Rightmove - House Prices in Manchester
- Joseph Mews - Manchester Property Price Forecast 2025
- Centrick Invest - Manchester House Price Predictions
- Zoopla - House Price Index May 2025
- Varbes - Manchester Housing Market
- Upstix - Understanding Average House Prices in Manchester
- Thornley Groves - The Future of Manchester House Prices
- Property Market Intel - Manchester House Prices 2025