What are rents like in Manchester right now? (2026)

If you're looking to rent or invest in Manchester, understanding current rental prices is essential.

This blog post covers the latest rents, neighborhood trends, and landlord costs in Manchester as of the first half of 2026.

We constantly update this article to reflect the most recent market changes.

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.

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in Manchester. If you’d like to learn more about us, you can check our presentation page.

What are typical rents in Manchester as of 2026?

What's the average monthly rent for a studio in Manchester as of 2026?

As of early 2026, the average monthly rent for a studio in Manchester is approximately £900 (around $1,125 USD or €1,050 EUR).

Most studios fall within £700 to £1,100 per month ($875 to $1,375 USD or €820 to €1,290 EUR), depending on location and condition.

The main factors causing studio rents to vary include proximity to the city centre, building age, new-build status, and amenities like parking or gym access.

What's the average monthly rent for a 1-bedroom in Manchester as of 2026?

As of early 2026, the average monthly rent for a 1-bedroom apartment in Manchester is approximately £1,050 ($1,310 USD or €1,230 EUR).

Most 1-bedrooms fall within £850 to £1,250 per month ($1,060 to $1,560 USD or €995 to €1,460 EUR), covering older stock to new-build flats.

The cheapest 1-bedroom rents are in Hulme, Rusholme, and parts of Salford, while the highest are in Spinningfields, Deansgate, and Ancoats.

What's the average monthly rent for a 2-bedroom in Manchester as of 2026?

As of early 2026, the average monthly rent for a 2-bedroom apartment in Manchester is approximately £1,330 ($1,660 USD or €1,555 EUR).

Most 2-bedrooms fall within £1,100 to £1,600 per month ($1,375 to $2,000 USD or €1,285 to €1,870 EUR), depending on location and quality.

The cheapest 2-bedroom rents are in Longsight, Levenshulme, and Gorton, while the most expensive are in Spinningfields, Castlefield, and Didsbury.

By the way, you will find much more detailed rent ranges in our property pack covering the real estate market in Manchester.

What's the average rent per square meter in Manchester as of 2026?

As of early 2026, the average rent per square meter in Manchester is approximately £22 per month ($27.50 USD or €26 EUR), or roughly £265 per square meter annually.

Across neighborhoods, rent per square meter ranges from £18 to £28 monthly ($22.50 to $35 USD or €21 to €33 EUR), with newer city-centre flats at the higher end.

Manchester's rent per square meter sits above Liverpool and Leeds but remains significantly below London, where rates often exceed £40 monthly.

Properties commanding above-average rates include new-builds, high-floor apartments with views, units with parking, and locations near Spinningfields or MediaCityUK.

How much have rents changed year-over-year in Manchester in 2026?

As of early 2026, rents in Manchester have increased approximately 4% year-over-year, a notable slowdown from the 8% to 10% annual jumps in 2022 and 2023.

This change is driven by continued strong demand from professionals and students, combined with improving supply as new developments complete and some landlords exit due to regulatory changes.

This year's growth is slower than the previous year, reflecting broader cooling across the UK rental market as affordability pressures ease.

What's the outlook for rent growth in Manchester in 2026?

As of early 2026, Manchester rents are projected to grow between 2% and 4% over the coming year, slower than recent years but still positive.

Key factors influencing growth include continued job creation in tech and media, steady university enrollment, and limited new housing supply relative to demand.

Neighborhoods expected to see the strongest growth include Ancoats, New Islington, and Salford Quays, where regeneration and transport improvements attract tenants and investors.

Risks that could alter projections include interest rate changes, expanded licensing, and any economic slowdown reducing tenant demand.

We have made this infographic to give you a quick and clear snapshot of the property market in the UK. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.

Which neighborhoods rent best in Manchester as of 2026?

Which neighborhoods have the highest rents in Manchester as of 2026?

As of early 2026, the three Manchester neighborhoods with the highest rents are Spinningfields, Deansgate, and Didsbury, where 2-bedrooms typically command £1,500 to £1,800 per month ($1,875 to $2,250 USD or €1,755 to €2,105 EUR).

These neighborhoods command premiums because they offer newer stock, excellent walkability, and amenities like concierge services, gyms, and secure parking.

Tenants in these high-rent areas are typically senior professionals, couples without children, and corporate relocations prioritizing convenience over space.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Manchester.

Where do young professionals prefer to rent in Manchester right now?

The top three neighborhoods for young professionals in Manchester are Ancoats, Northern Quarter, and Castlefield, offering walkable urban living with bars, restaurants, and coworking spaces.

Young professionals typically pay £1,000 to £1,300 per month ($1,250 to $1,625 USD or €1,170 to €1,520 EUR) for a 1-bedroom in these areas.

These neighborhoods attract young professionals with cycle-friendly streets, independent coffee shops, proximity to employers, and easy Piccadilly station access.

By the way, you will find a detailed tenant analysis in our property pack covering the real estate market in Manchester.

Where do families prefer to rent in Manchester right now?

The top three neighborhoods for families in Manchester are Didsbury, Chorlton, and Prestwich, offering greener streets, larger properties, and community atmosphere.

Families typically pay £1,400 to £2,000 per month ($1,750 to $2,500 USD or €1,640 to €2,340 EUR) for a 3-bedroom in these areas.

These neighborhoods attract families with good schools, parks, family-friendly cafes, and quieter streets while maintaining good transport links.

Top-rated schools nearby include Didsbury High School, Chorlton High School, and well-regarded primaries in Prestwich that consistently perform above national averages.

Which areas near transit or universities rent faster in Manchester in 2026?

As of early 2026, the three areas near transit or universities that rent fastest in Manchester are Fallowfield, Oxford Road corridor, and Didsbury East, where properties often find tenants within days.

Well-priced properties in these areas typically stay listed for 15 to 25 days, compared to the citywide average of 25 to 35 days.

Properties within walking distance of transit or universities command a 5% to 10% premium (roughly £50 to £100 extra monthly, or $60 to $125 USD).

Which neighborhoods are most popular with expats in Manchester right now?

The top three neighborhoods for expats in Manchester are Deansgate, Ancoats, and Didsbury, offering high-quality apartments, international amenities, and easy airport access.

Expats typically pay £1,200 to £1,600 per month ($1,500 to $2,000 USD or €1,400 to €1,870 EUR) for a well-appointed 1 or 2-bedroom.

These neighborhoods attract expats with English-speaking services, international restaurants, modern managed buildings, and straightforward transport to Manchester Airport.

The most represented expat communities include EU professionals, Indian and Pakistani workers in tech and healthcare, and Chinese graduates staying after university.

And if you are also an expat, you may want to read our exhaustive guide for expats in Manchester.

Who rents, and what do tenants want in Manchester right now?

What tenant profiles dominate rentals in Manchester?

The top three tenant profiles in Manchester are young professionals (1-2 bed flats in the centre), students and postgraduates (shared houses near universities), and young families (3-beds in South Manchester).

Young professionals represent roughly 40% of rental demand, students about 30%, and young families around 20%, with the remaining 10% split among other groups.

Young professionals want modern apartments with good transport, students prefer affordable shared houses near campus, and families seek 3-bedroom homes with gardens.

If you want to optimize your cashflow, you can read our complete guide on how to buy and rent out in Manchester.

Do tenants prefer furnished or unfurnished in Manchester?

In Manchester, approximately 55% to 60% of tenants prefer furnished rentals while 40% to 45% prefer unfurnished, varying significantly by neighborhood and property type.

Furnished apartments command a premium of around £75 to £150 per month ($95 to $190 USD or €90 to €175 EUR) compared to unfurnished equivalents.

Tenants preferring furnished rentals include students, relocating professionals, and expats, while families and longer-term renters usually prefer unfurnished.

Which amenities increase rent the most in Manchester?

The top five amenities that increase rent most in Manchester are secure parking, private outdoor space, in-unit washer/dryer, high-speed broadband readiness, and building gym or concierge.

Rent premiums: secure parking adds £75 to £150 monthly ($95 to $190 USD), outdoor space adds £50 to £100 ($60 to $125 USD), in-unit laundry adds £40 to £80 ($50 to $100 USD), broadband readiness adds £20 to £40 ($25 to $50 USD), and gym/concierge adds £50 to £100 ($60 to $125 USD).

In our property pack covering the real estate market in Manchester, we cover what are the best investments a landlord can make.

What renovations get the best ROI for rentals in Manchester?

The top five ROI renovations in Manchester are kitchen refreshes, bathroom updates, energy efficiency improvements, fixing damp/mould issues, and ensuring gas/electrical compliance.

A kitchen refresh costs £2,000 to £5,000 ($2,500 to $6,250 USD) and adds £50 to £100 monthly rent; a bathroom update costs £1,500 to £4,000 ($1,875 to $5,000 USD) and adds £30 to £75 monthly; energy and compliance works cost £500 to £2,000 ($625 to $2,500 USD) and primarily reduce void periods.

Renovations with poor ROI include high-end luxury finishes exceeding neighborhood standards, structural extensions, and purely cosmetic changes in low-rent areas.

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.

How strong is rental demand in Manchester as of 2026?

What's the vacancy rate for rentals in Manchester as of 2026?

As of early 2026, the vacancy rate for rental properties in Manchester is approximately 2.5%, indicating a tight market where demand outpaces supply.

Across neighborhoods, vacancy ranges from around 1.5% in high-demand areas like Didsbury and Ancoats to about 4% in less popular outer suburbs.

The current rate is slightly higher than the historical low of around 2% in 2022-2023, reflecting modest easing as new supply comes online.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Manchester.

How many days do rentals stay listed in Manchester as of 2026?

As of early 2026, well-priced rental properties in Manchester typically stay listed for 20 to 35 days before finding a tenant.

Days on market range from under 15 for sought-after 1-beds in Ancoats to over 50 for overpriced homes in less desirable areas.

Current days-on-market is slightly higher than one year ago, reflecting modest cooling as supply improves and tenants become more selective.

Which months have peak tenant demand in Manchester?

Peak tenant demand in Manchester is in August and September, driven by student arrivals, followed by a secondary peak in January from job changers and new year relocators.

Seasonal demand is driven by the university calendar (over 100,000 students citywide), corporate relocation cycles, and preference for warmer-weather moves.

The lowest demand months are November, December, and February, though landlords listing then often find motivated tenants who need to move quickly.

What will my monthly costs be in Manchester as of 2026?

What property taxes should landlords expect in Manchester as of 2026?

As of early 2026, council tax in Manchester ranges from £1,455 per year (Band A) to £4,365 (Band H), or $1,820 to $5,455 USD, though tenants typically pay this for standard tenancies.

For typical 1-3 bedroom rental stock in Bands A to D, annual council tax realistically ranges from £1,455 to £2,900 ($1,820 to $3,625 USD).

Council tax is calculated based on 1991 property valuations, with rates set annually by Manchester City Council; landlords only pay during void periods or certain HMO arrangements.

Please note that, in our property pack covering the real estate market in Manchester, we cover what exemptions or deductions may be available to reduce property taxes for landlords.

What maintenance budget per year is realistic in Manchester right now?

A realistic annual maintenance budget for a typical Manchester flat is £800 to £1,200 ($1,000 to $1,500 USD), while older terraced houses require £1,000 to £1,800 ($1,250 to $2,250 USD).

Costs range from £500 for newer builds in good condition to over £2,500 ($625 to $3,125 USD) for older Victorian properties requiring regular repairs.

Manchester landlords typically set aside 8% to 12% of annual rental income for maintenance, roughly one month's rent as a reserve.

What utilities do landlords often pay in Manchester right now?

In Manchester, landlords typically only pay utilities for "bills included" lets or HMO room rentals; usual landlord costs are service charges (leasehold flats), building insurance, and occasionally water rates.

When landlords cover utilities: gas/electricity runs £80 to £150 monthly ($100 to $190 USD), water £30 to £50 ($37 to $62 USD), and service charges £150 to £300 ($190 to $375 USD).

Standard practice is for tenants to pay gas, electricity, water, broadband, and council tax, with landlords only covering these for short-term lets or HMOs.

How is rental income taxed in Manchester as of 2026?

As of early 2026, rental income is taxed at standard UK rates: 0% up to £12,570 (personal allowance), 20% basic rate up to £50,270, 40% higher rate up to £125,140, and 45% above that.

Main deductions include mortgage interest (limited to 20% tax credit), letting agent fees, insurance, maintenance and repairs (not improvements), and professional fees.

A common Manchester-specific mistake is misunderstanding selective licensing costs (which can be deductible) and confusing allowable repairs with capital improvements.

We cover these mistakes, among others, in our list of risks and pitfalls people face when buying property in Manchester.

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.

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.

We aim to be fully transparent, so below we've listed the authoritative sources we used and explained how we used them.

Source	Why We Trust It	How We Used It
ONS - Housing Prices in Manchester	UK's national statistics agency publishing official local rent estimates.	We used it as our anchor for Manchester rent levels and year-over-year change.
ONS - Private Rent and House Prices UK	Official national release for private rent inflation used by institutions.	We used it to contextualize rent inflation and cross-check Manchester data.
ONS - PIPR Detailed Methodology	Official explanation of how rent measures are constructed.	We used it to understand what ONS rent measures represent.
GOV.UK - VOA Rent Officers Statistics	Official government gateway for rent officer statistics.	We used it for triangulation between official and private-sector indices.
HomeLet Rental Index	Long-running, widely cited UK rental index.	We used it as a private-sector sense check on rent growth direction.
Rightmove Rental Price Tracker	UK's largest property portal with widely referenced trackers.	We used it to cross-check advertised rent trends versus stock measures.
Zoopla Rental Market Report	Major UK portal with research team and published methodology.	We used it to triangulate demand/supply direction and outlook.
Hometrack Rental Market Reports	Established UK housing analytics provider.	We used it for 2026 growth expectations and independent forecasts.
RICS UK Residential Market Survey	Chartered professional body survey used by major institutions.	We used it for qualitative claims on lettings demand and supply.
Home.co.uk Manchester Rental Prices	Long-standing UK housing data site with transparent metrics.	We used it to quantify asking rents and time on market.
Manchester City Council - Council Tax	Official local authority page for tax billed in Manchester.	We used it for concrete annual council tax numbers.
HMRC - Rental Income Guidance	HMRC's official guidance for landlord tax computation.	We used it to describe taxation and allowable expenses.
HMRC Property Income Manual	HMRC's detailed interpretive guidance for tax treatment.	We used it to explain repairs versus improvements.
Ofgem - Energy Price Cap	UK energy regulator setting the default tariff cap.	We used it to anchor utilities assumptions for January 2026.
United Utilities - Household Charges	Regional monopoly water supplier with official tariffs.	We used it to ground water costs for Manchester rentals.
Manchester City Council - Selective Licensing	Official city announcement on PRS regulation.	We used it to flag licensing requirements and costs.
Propertymark - Maintenance Costs	UK letting agents body with survey-backed evidence.	We used it to anchor realistic annual maintenance budgets.
University of Manchester - Key Dates	Official academic calendar for a major Manchester university.	We used it to anchor seasonal demand patterns.