House prices in M16 8 (Manchester)

This article reveals price per square metre data and various charts to help you understand current housing market in 'M16 8' (Manchester) - statistics were last calculated on 30 August 2024.

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Defining 'M16 8'

This analysis is limited to properties whose postcode starts with "M16 8", this is also called the postcode sector. It is shown in red on the map above. There are no official names for postcode sectors so I've just labelled it Manchester.

You can click on the map to change sector, or you can enter a different postcode sector (e.g. CM23 4) below.

Search Area:

Change sector

FYI, a postcode sector is the full postcode without the last two letters.

Price per square metre

Knowing the average house price in Manchester is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

E.g. Flat 13 Regent Court, 155 - 157, Withington Road, Manchester, sold for £145,000 on Jul-2024. Given the internal area of 46 square metres, the price per sqm is £3,152.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-) They may want to convert square meters on this page to square feet.

The chart below is called a histogram, it helps you see the distribution of this house price per sqm data. To make this chart we put the sales data into a series of £ per sqm 'buckets' (e.g. £2,800-£3,000, £3,000-£3,200, £3,200-£3,400 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 157 sales in Manchester (M16 8) that took place in the last two years.

Generate a custom chart like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in Manchester (M16 8). Of the 157 transactions, half were sold for between £2,740 and £3,570 per square metre. The median, or 'middle', price per square metre in 'M16 8' is £3,160. Notably, only 25% of properties that sold recently were valued at more than £3,570 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

Price map for Manchester

Do have a look at the interactive price map I created. I find it useful and I am sure it will help you in exploring Manchester. You can zoom in all the way to individual properties and then all the way back out to see the whole country. The colours show the current estimated property values.

House price heatmap for Manchester

Comparison with neighbouring postcode sectors

The table below shows how 'M16 8' compares to neighbouring postcode sectors.

Postcode sector	Lower quartile	Middle quartile	Upper quartile
M16 0 Manchester	£2,870 sqm	£3,500 sqm	£3,900 sqm
M16 7 Manchester	£2,370 sqm	£2,840 sqm	£3,230 sqm
M16 9 Manchester	£2,500 sqm	£2,880 sqm	£3,250 sqm
M16 8 Manchester	£2,740 sqm	£3,160 sqm	£3,570 sqm

Will Manchester house prices drop in 2024?

I cannot tell the future and don't believe anyone who says they can. I can however plot price trends - I have done this in the chart below for M16 8 (Manchester) compared with both the wider area M16 and inflation (CPIH from the Office of National Statistics). The dashed trend lines in the chart show the average over time.

Download time series data as CSV (paying users only).

For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

Data from Land Registry comes in gradually over time. I update it every month but it takes about 5 months for the majority of sales for Manchester to be recorded. Disclaimer: I do not verify and cannot guarantee the accuracy of any data shown. Outliers exist in the data, typically these are where the EPC registry records the internal area incorrectly, sometimes although very rarely the Land Registry price paid data can be wrong. The data provided throughout this website about Manchester and any other area, is not financial advice. Any information provided does not and cannot ever take in to account the particular financial situation, objectives or property needs of either you or anyone reading this information.

Street level data

Street	Avg size	Avg £sqm	Recent sales
Athol Road, Manchester, M16 8Q	84 sqm	£3,280	21
Withington Road, Manchester, M16 8B	44 sqm	£2,930	15
Holden Avenue, Manchester, M16 8T	83 sqm	£3,189	14
Range Road, Manchester, M16 8F	81 sqm	£2,720	13
Withington Road, Manchester, M16 8F	70 sqm	£2,801	13
Whalley Road, Manchester, M16 8A	86 sqm	£2,943	11
Whalley Road, Manchester, M16 8S	59 sqm	£2,559	10
Caistor Close, Manchester, M16 8N	73 sqm	£4,110	8

Search for your street here.

Raw data

Our analysis of Manchester is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

Address	Paid	sqm	£/sqm
Flat 13 Regent Court, 155 - 157, Withington Rd, Manchester	£145,000 Jul-2024	46	3,152
4, Blenheim Avenue, Manchester	£272,000 May-2024	89	3,056
49, Holden Avenue, Manchester	£175,000 May-2024	50	3,500

See the entire list of all sales in Manchester (M16 8) here.