House prices in M20 2 (Manchester)

This article reveals price per square metre data and various charts to help you understand current housing market in 'M20 2' (Manchester) - statistics were last calculated on 30 August 2024.

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Defining 'M20 2'

This analysis is limited to properties whose postcode starts with "M20 2", 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. 24, Arley Avenue, Manchester, sold for £465,250 on Jul-2024. Given the internal area of 115 square metres, the price per sqm is £4,045.

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. £4,250-£4,500, £4,500-£4,750, £4,750-£5,000 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 294 sales in Manchester (M20 2) 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 (M20 2). Of the 294 transactions, half were sold for between £3,740 and £4,770 per square metre. The median, or 'middle', price per square metre in 'M20 2' is £4,230. Notably, only 25% of properties that sold recently were valued at more than £4,770 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 'M20 2' compares to neighbouring postcode sectors.

Postcode sector	Lower quartile	Middle quartile	Upper quartile
M20 4 Manchester	£3,310 sqm	£3,800 sqm	£4,100 sqm
M20 5 Manchester	£3,740 sqm	£4,360 sqm	£4,730 sqm
M20 1 Manchester	£3,190 sqm	£3,810 sqm	£4,470 sqm
M20 2 Manchester	£3,740 sqm	£4,230 sqm	£4,770 sqm
M20 6 Manchester	£3,810 sqm	£4,600 sqm	£5,220 sqm
M20 3 Manchester	£3,270 sqm	£3,740 sqm	£4,460 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 M20 2 (Manchester) compared with both the wider area M20 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
Houseman Crescent, Manchester, M20 2J	73 sqm	£4,360	63
Wilmslow Road, Manchester, M20 2R	72 sqm	£3,835	15
Clyde Road, Manchester, M20 2W	94 sqm	£3,830	15
Kensal Drive, Manchester, M20 2N	101 sqm	£4,711	14
The Beeches, Manchester, M20 2B	65 sqm	£3,799	14
The Boulevard, Manchester, M20 2E	65 sqm	£3,954	14
Highmarsh Crescent, Manchester, M20 2A	67 sqm	£4,111	14
The Beeches, Manchester, M20 2F	64 sqm	£4,255	14

Search for your street here.

New build activity

Street	Avg size	Avg £sqm	New build sales
Orchard Street, Manchester, M20 2L	81 sqm	£3,599	17

Orchard Street, Manchester, M20 2L has seen 17 new build sales in the last 4 years (average price £183,418). These new build homes typically have an internal area of 81 sqm, with an average price of £3,599 sqm. This £sqm average is £-631 below the average for M20 2. New builds typically command a £ per sqm premium. In the case of Orchard Street the premium seems not to exist. Without more info we can only speculate why this may be. Perhaps it may be greater density and smaller gardens, but this is just a guess.

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
24, Arley Avenue, Manchester	£465,250 Jul-2024	115	4,045
4, Arley Avenue, Manchester	£375,000 Jul-2024	89	4,213
9, Holme Rd, Manchester	£1,475,000 Jul-2024	573	2,574

See the entire list of all sales in Manchester (M20 2) here.