Authored by the expert who managed and guided the team behind the United Kingdom Property Pack
Yes, the analysis of Manchester's property market is included in our pack
If you're thinking about buying an apartment in Manchester in 2026, you probably want to know what it will really cost you, not just the listing price but everything else too.
We've put together this guide using official UK government data, local council figures, and real transaction records to give you honest, up-to-date numbers.
We constantly update this blog post as new data becomes available, so the figures you see here reflect the Manchester property market in early 2026.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Manchester.
Insights
- Foreign buyers in Manchester pay roughly 2 to 4 percentage points more in stamp duty than UK residents because of the non-resident surcharge, which adds around £4,000 extra on a typical £200,000 apartment.
- Manchester apartment prices vary dramatically by neighborhood, with Ancoats averaging around £301,000 while Gorton sits closer to £188,000, a gap of over £110,000 for the same city.
- The median apartment price in Manchester (around £185,000) sits about £15,000 below the average because high-end city centre towers pull the average upward.
- Service charges in Manchester apartment buildings typically run £150 to £300 per month, but amenity-heavy towers with concierges and gyms can push past £450 monthly.
- Withington in South Manchester saw apartment prices rise about 7% year-over-year while trendy Ancoats actually dropped around 5%, showing that "hot" neighborhoods do not always mean fast growth.
- A single person living alone in Manchester can cut their council tax bill by 25% through the official single-person discount, saving over £500 per year on a Band C property.
- New-build apartments in Manchester typically cost 10 to 15% more than comparable resale units, partly because they come with higher service charges for modern amenities.
- Most Manchester apartments are leasehold, which means buildings insurance is usually handled by the freeholder and included in your service charge rather than purchased separately.
How much do apartments really cost in Manchester in 2026?
What's the average and median apartment price in Manchester in 2026?
As of January 2026, the average apartment price in Manchester sits at around £200,000 (approximately $250,000 or €234,000), while the median price is closer to £185,000 ($231,000 or €216,000) because expensive city centre towers push the average higher than what most buyers actually pay.
When you look at price per square meter, Manchester apartments typically fall between £3,400 and £4,200 per m² ($4,250 to $5,250 or €4,000 to €4,900 per m²), which works out to roughly £315 to £390 per square foot.
For most standard apartments in Manchester, you can expect to pay somewhere between £170,000 and £280,000 ($212,000 to $350,000 or €199,000 to €328,000), though budget-friendly areas offer options below this range and premium towers can exceed it significantly.
How much is a studio apartment in Manchester in 2026?
As of January 2026, a typical studio apartment in Manchester costs between £140,000 and £190,000 ($175,000 to $237,000 or €164,000 to €222,000), with the exact price depending heavily on location and building quality.
Entry-level and mid-range studios in less central Manchester neighborhoods start around £140,000 to £160,000, while high-end or newly built studios in the city centre or popular areas like Ancoats can reach £180,000 to £210,000 ($225,000 to $262,000 or €211,000 to €246,000).
Studio apartments in Manchester typically measure between 25 and 40 square meters (270 to 430 square feet), with newer purpose-built studios generally offering more efficient layouts at the smaller end of that range.
How much is a one-bedroom apartment in Manchester in 2026?
As of January 2026, a typical one-bedroom apartment in Manchester costs between £170,000 and £240,000 ($212,000 to $300,000 or €199,000 to €281,000), making this the most popular and liquid segment of Manchester's apartment market.
Entry-level to mid-range one-bedroom apartments in Manchester start around £170,000 to £200,000 in areas like Gorton or Cheetham Hill, while high-end one-bedroom units in South Manchester neighborhoods like Withington average closer to £245,000 ($306,000 or €287,000).
One-bedroom apartments in Manchester typically measure between 40 and 55 square meters (430 to 590 square feet), giving buyers a good balance of space and affordability compared to studios or two-bedroom units.
How much is a two-bedroom apartment in Manchester in 2026?
As of January 2026, a typical two-bedroom apartment in Manchester costs between £220,000 and £330,000 ($275,000 to $412,000 or €257,000 to €386,000), with building amenities and parking availability significantly affecting where you land in that range.
Entry-level to mid-range two-bedroom apartments in Manchester start around £220,000 to £260,000, while high-end two-bedroom units in apartment-heavy areas like Ancoats range from £280,000 up to £365,000 or more ($456,000 or €427,000) depending on the tower and finishes.
By the way, you will find much more detailed price ranges for apartments in our property pack covering the property market in Manchester.
How much is a three-bedroom apartment in Manchester in 2026?
As of January 2026, a typical three-bedroom apartment in Manchester costs between £320,000 and £550,000 ($400,000 to $687,000 or €374,000 to €644,000), though true three-bedroom apartments are rarer than smaller units and often sit in premium buildings.
Entry-level to mid-range three-bedroom apartments in Manchester start around £320,000 to £400,000, while high-end or penthouse-style three-bedroom units with views and amenities can reach £500,000 to £600,000 or higher ($750,000 or €702,000) in top city centre towers.
Three-bedroom apartments in Manchester typically measure between 80 and 120 square meters (860 to 1,290 square feet), with the largest units often classified as penthouses or luxury residences rather than standard apartments.
What's the price gap between new and resale apartments in Manchester in 2026?
As of January 2026, new-build apartments in Manchester typically cost about 10 to 15% more than comparable resale units, reflecting developer margins, warranties, and often higher service charges due to modern amenities.
New-build apartments in Manchester generally price around £3,700 to £4,800 per square meter ($4,625 to $6,000 or €4,330 to €5,620 per m²), depending on location and building specification.
Resale apartments in Manchester typically price around £3,200 to £4,000 per square meter ($4,000 to $5,000 or €3,745 to €4,680 per m²), offering buyers a way to enter popular neighborhoods at a lower per-meter cost than new developments.
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Can I afford to buy in Manchester in 2026?
What's the typical total budget (all-in) to buy an apartment in Manchester in 2026?
As of January 2026, a foreign buyer purchasing a typical £200,000 apartment in Manchester should budget around £210,000 to £220,000 all-in ($262,000 to $275,000 or €246,000 to €257,000), including the purchase price plus all closing costs.
Beyond the purchase price, your all-in budget in Manchester needs to cover stamp duty land tax (which is higher for non-UK residents), solicitor and conveyancing fees, property searches, a survey, Land Registry fees, and potentially mortgage arrangement fees if you are financing the purchase.
We go deeper and try to understand what costs can be avoided or minimized (and how) in our Manchester property pack.
You can also read our dedicated blog article to understand what you can at different budget levels in Manchester.
What down payment is typical to buy in Manchester in 2026?
As of January 2026, a typical down payment for a £200,000 apartment in Manchester ranges from £20,000 (10%) for UK residents with straightforward income to £50,000 to £80,000 (25 to 40%) for foreign buyers ($62,500 to $100,000 or €58,500 to €93,600).
Most UK lenders require a minimum deposit of 10 to 15% for domestic buyers, but foreign buyers often face stricter requirements of 25% or more because of income verification challenges and currency risk.
To secure the most favorable mortgage terms in Manchester, a down payment of 25 to 40% is recommended for foreign buyers, as this gives you access to better interest rates and a wider choice of lenders willing to work with non-UK residents.
You can also read our latest update about mortgage and interest rates in The United Kingdom.
We made this infographic to show you how property prices in the UK compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
Which neighborhoods are cheapest or priciest in Manchester in 2026?
How much does the price per m² for apartments vary by neighborhood in Manchester in 2026?
As of January 2026, apartment prices per square meter in Manchester range dramatically from around £2,800 per m² in budget neighborhoods to over £5,500 per m² in prime city centre towers ($3,500 to $6,875 or €3,275 to €6,435 per m²).
The most affordable Manchester neighborhoods for apartments include Gorton, Cheetham Hill, Openshaw, and Miles Platting, where prices typically sit between £2,800 and £3,600 per m² ($3,500 to $4,500 or €3,275 to €4,210 per m²) and overall averages run around £188,000 to £202,000.
The most expensive Manchester neighborhoods for apartments include Ancoats (averaging around £301,000 overall), Manchester City Centre (around £256,000), and popular South Manchester pockets like Withington, where prices reach £3,800 to £5,500 per m² ($4,750 to $6,875 or €4,450 to €6,435 per m²).
By the way, we've written a blog article detailing what are the current best areas to invest in property in Manchester.
What neighborhoods are best for first-time buyers on a budget in Manchester in 2026?
As of January 2026, the top three Manchester neighborhoods for first-time buyers on a budget are Gorton, Cheetham Hill, and Miles Platting, all offering apartments at or below the city-wide average while remaining well-connected to the centre.
In these budget-friendly Manchester neighborhoods, typical apartment prices range from £140,000 to £200,000 ($175,000 to $250,000 or €164,000 to €234,000), making them accessible for buyers who want to get on the property ladder without stretching too far.
These neighborhoods offer good public transport links to Manchester city centre (often under 20 minutes by tram or bus), local amenities, and ongoing regeneration that may boost property values over time.
The main trade-off in these budget-friendly Manchester areas is that they are generally less trendy than neighborhoods like Ancoats or the Northern Quarter, with fewer cafes, bars, and lifestyle amenities within walking distance.
Which neighborhoods have the fastest-rising apartment prices in Manchester in 2026?
As of January 2026, the Manchester neighborhoods with the fastest-rising apartment prices include Withington in South Manchester, along with other residential pockets like Didsbury and Chorlton, rather than the most-hyped city-fringe areas.
Withington saw apartment prices rise about 7% year-over-year according to recent sold price data, while interestingly, trendy Ancoats actually experienced a roughly 5% decline over the same period, showing that popular does not always mean fast-growing.
The main driver behind rapid price growth in these South Manchester neighborhoods is strong local demand from families and young professionals seeking good schools, parks, and village-style high streets, combined with limited new apartment supply compared to the city centre.
You can also read our latest update about property price forecasts in Manchester.
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What extra costs will I pay on top of the apartment price in Manchester in 2026?
What are all the buyer closing costs when you buy an apartment in Manchester?
For a typical £200,000 apartment purchase in Manchester, total buyer closing costs range from about £4,000 to £10,000 ($5,000 to $12,500 or €4,680 to €11,700), with foreign buyers paying toward the higher end because of additional stamp duty.
The main categories of closing costs in Manchester include stamp duty land tax (SDLT), solicitor and conveyancing fees, property searches and disbursements, a survey, Land Registry registration fees, and potentially mortgage arrangement and valuation fees.
Stamp duty is typically the largest closing cost for Manchester apartment buyers, especially for non-UK residents who face an extra 2% surcharge on top of standard rates, which adds around £4,000 on a £200,000 purchase.
Some closing costs in Manchester are negotiable or variable, particularly solicitor fees (which can range from £1,500 to £3,000 depending on complexity) and survey costs (which depend on the type of survey you choose).
On average, how much are buyer closing costs as a percentage of the purchase price for an apartment in Manchester?
For apartments in Manchester, UK-resident buyers should budget around 2 to 3% of the purchase price for closing costs, while non-UK resident buyers should plan for 4 to 7% because of the additional stamp duty surcharge.
The realistic range for closing costs in Manchester covers most standard transactions: at the low end (around 2%), a UK resident buying a cheaper apartment pays minimal stamp duty, while at the high end (around 7%), a foreign buyer purchasing a more expensive unit faces the full non-resident surcharge plus professional fees.
We actually cover all these costs and strategies to minimize them in our pack about the real estate market in Manchester.
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 ongoing monthly and yearly costs of an apartment in Manchester in 2026?
What are typical HOA fees in Manchester right now?
In Manchester, the equivalent of HOA fees is called a "service charge," and for most apartment buildings, you should budget between £150 and £300 per month ($187 to $375 or €175 to €351 per month), which works out to £1,800 to £3,600 per year.
Service charges in Manchester range from around £100 to £150 per month for basic older buildings with minimal amenities, up to £300 to £450 or more per month ($375 to $560 or €351 to €527) for luxury towers with concierges, gyms, multiple lifts, and high-rise facade maintenance.
What utilities should I budget monthly in Manchester right now?
For a typical apartment in Manchester, you should budget around £175 to £220 per month ($220 to $275 or €205 to €257 per month) for all utilities combined, including electricity, gas, and water.
The realistic range of monthly utility costs in Manchester runs from around £130 per month for a small, energy-efficient studio to over £250 per month ($312 or €293) for a larger two or three-bedroom apartment with electric heating or older insulation.
Typical monthly utilities in Manchester include electricity and gas (often supplied together on a dual-fuel tariff), water and wastewater services from United Utilities, and potentially separate internet and TV packages.
Energy (electricity and gas combined) tends to be the most expensive utility for Manchester apartment owners, with the Ofgem price cap benchmark at around £147 per month for a typical household, though your actual bill depends on apartment size and heating efficiency.
How much is property tax on apartments in Manchester?
In England, the closest equivalent to property tax for apartment owners is council tax, and in Manchester, annual council tax ranges from £1,455 to £2,910 per year ($1,820 to $3,640 or €1,700 to €3,405) depending on your property's valuation band.
Council tax in Manchester is calculated based on valuation bands (A through H) assigned to properties based on their value in 1991, with most apartments falling into Bands A through C, meaning annual bills of £1,455 (Band A), £1,698 (Band B), or £1,940 (Band C).
The realistic range of annual council tax in Manchester runs from £1,455 for Band A properties (often smaller flats) up to £2,183 for Band D or higher for larger or more valuable apartments, though a 25% single-person discount can reduce these amounts significantly.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Manchester.
What's the yearly building maintenance cost in Manchester?
For Manchester apartment owners, yearly building maintenance costs typically run between £1,800 and £3,600 ($2,250 to $4,500 or €2,100 to €4,210), though this is almost always bundled into your service charge rather than paid separately.
The realistic range of yearly maintenance costs in Manchester varies from around £1,500 for older buildings with basic upkeep needs to over £5,000 ($6,250 or €5,850) for premium towers requiring lift maintenance, facade cleaning, and professional management.
Building maintenance in Manchester typically covers communal area cleaning, lift servicing, building insurance (arranged by the freeholder), landscaping, lighting, and contributions to a reserve or sinking fund for major future repairs.
In Manchester, building maintenance costs are included within the service charge for almost all leasehold apartments, so you generally pay one combined amount to the management company rather than handling maintenance separately.
How much does home insurance cost in Manchester?
For a Manchester apartment, contents insurance (which is usually what you purchase yourself) typically costs around £120 to £300 per year ($150 to $375 or €140 to €351), while buildings insurance is usually arranged by the freeholder and recovered through your service charge.
The realistic range of annual contents insurance costs in Manchester runs from around £100 for basic coverage to £400 or more ($500 or €468) for comprehensive policies covering high-value items, accidental damage, and personal possessions outside the home.
Buildings insurance is typically mandatory for Manchester apartments (required by the mortgage lender), but for leasehold flats it is almost always arranged by the freeholder and passed on to leaseholders through the service charge, so you may not need to purchase it separately.
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Manchester, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| Office for National Statistics (ONS) | The UK's official statistics agency publishing Manchester-specific housing data. | We used it as our anchor for Manchester-wide apartment prices. We treat it as the baseline and cross-check against other sources. |
| UK House Price Index (UK HPI) | The government's official house price index built from Land Registry data. | We used it to understand broader market direction in early 2026. We also used it to frame the new-build versus resale premium. |
| HM Land Registry UK HPI Tool | The official interface for UK HPI series with property type breakdowns. | We used it to confirm flats behave differently from houses nationally. We use it for triangulation when estimating January 2026 figures. |
| GOV.UK SDLT Rates | The primary government source for stamp duty tax bands and rates. | We used it to calculate realistic all-in budgets at Manchester price points. We built example calculations you can apply to your target price. |
| GOV.UK Non-Resident SDLT Surcharge | Official HMRC guidance for the extra stamp duty foreign buyers pay. | We used it to show how much more tax a foreign buyer pays versus UK residents. We included both main home and additional property scenarios. |
| HM Land Registry Fees | Official fee schedule for registering property purchases in England. | We used it to include registration fees in closing cost estimates. We assume most buyers file electronically via a solicitor. |
| Manchester City Council Tax Bands | The local authority's official council tax table for Manchester. | We used it to estimate ongoing property tax equivalents for typical apartment bands. We point to the single-person discount many solo buyers qualify for. |
| Manchester Single Person Discount | Official council explanation of the 25% discount rules. | We used it to show a legal way solo buyers reduce yearly council tax. We include it in ongoing cost calculations where relevant. |
| Ofgem Energy Price Cap | The UK energy regulator setting the benchmark for household bills. | We used it as the starting point for electricity and gas budgeting in early 2026. We convert the annual typical household number into monthly planning ranges. |
| Ofgem Cap Update (Jan-Mar 2026) | Ofgem's announcement for the exact cap period in early 2026. | We used it to ensure our article reflects January 2026 rather than older caps. We treat it as the timestamped reference for energy assumptions. |
| United Utilities Charges 2025/26 | The regional water provider for Greater Manchester with official tariffs. | We used it to anchor water and wastewater budgeting for Manchester apartments. We include it separately since water is not part of the Ofgem cap. |
| GOV.UK Leasehold Service Charges | Government guidance on what service charges cover for leasehold flats. | We used it to explain what service charges include and why they vary. We underline the key buyer risk that service charges are not capped. |
| LEASE Advisory Service | Government-funded body explaining leasehold costs in plain English. | We used it to translate service charges into practical buyer checks. We use it to justify including a contingency buffer in all-in monthly costs. |
| RICS Survey Guide | The UK's leading professional body for surveyors and valuation standards. | We used it to justify budgeting for a survey even on modern apartments. We include realistic cost ranges as part of closing costs. |
| Rightmove Manchester Sold Prices | Major UK property portal with Land Registry-backed transaction data. | We used it for neighborhood-level apartment price signals where official stats are too broad. We align those signals with ONS and UK HPI data. |
| Rightmove Ancoats | Neighborhood-specific sold price data for one of Manchester's hottest areas. | We used it to benchmark premium apartment pricing in city-fringe locations. We compared year-over-year changes to other neighborhoods. |
| Rightmove Withington | Sold price data for a popular South Manchester residential area. | We used it to identify faster-rising neighborhoods outside the city centre. We noted its 7% year-over-year price growth for context. |
| Rightmove Gorton | Sold price data for one of Manchester's more affordable neighborhoods. | We used it to identify budget-friendly areas for first-time buyers. We compared its average prices to city-wide figures. |
| Association of British Insurers (ABI) | Trade body publishing UK-wide home insurance premium statistics. | We used it to benchmark contents insurance costs for Manchester apartments. We cross-checked against current comparison site quotes. |
| Aviva Leasehold Insurance Guide | Major insurer explaining how buildings insurance works for leasehold flats. | We used it to clarify that buildings insurance is usually arranged by freeholders. We explain why contents insurance is typically the only policy buyers purchase directly. |
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the UK. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
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