Manchester
M11 house prices in Manchester
Sold prices, council tax, schools, deprivation and planning for Manchester, from official UK data in one place.
Typical sold price
£166,500
Range £115,000–£310,250 · 250 real sales
- Real sales
- 250
HM Land Registry Price Paid Data, between 7 May 2025 and 19 Aug 2026.
Summary
House prices in M11: the typical (median) sold price is £166,500, well below the UK average (£272,611) (UK House Price Index, July 2026). M11 is an active market, with about 16 recorded sales a month. By property type, 48% were terraced homes (typically £172,250) and 25% were semi-detached homes (typically £220,000).
Data from HM Land Registry Price Paid Data, up to 28 August 2026.
Council tax on a Band D home there is £2,312 a year: Manchester's published charge for 2026-27.
Source: Council tax: Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities, Manchester, 2026-27.
Our take · opinion, not advice
Our take on M11: steady sales, so price from the evidence
Roughly 16 homes a month change hands in M11, and with no dependable year-on-year figure to hand, recent sold homes are a safer guide than any headline.
If you are selling, the £115,000 to £310,250 range is where most M11 sales landed, so compare like with like on type, size and condition; buyers can compare homes at this pace but are not spoilt for choice.
Sell houseIf you are buying, M11 sits well below the UK average for typical prices, so a lower price than the average is a prompt to ask why, not a reason to relax.
Our checklist before an offer: what has been applied for nearby (186 applications on record within 500 m), the tenure (leasehold is common here) and flood risk over the long term, plus the title, which your conveyancer should review.
The free M11 OfferCheck pulls sold prices, flood, crime, planning, council tax and schools into one sourced page; the Report says which matter for the home you have in mind.
Get OfferCheckOur opinion, drawn from the figures on this page: not advice and not a forecast. We earn from OfferCheck reports and from introducing sellers to cash buyers, so weigh it with that in mind (see our disclosure). We are not authorised or regulated by the FCA.
At a glance
M11 in four numbers
The headline figures from the records below, each one real and dated.
Typical price
£166,500
HM Land Registry
Sales a month
16.2
Across 250 sales
Council tax, Band D
£2,312
A year
On the map
Where M11 sits in Manchester
The pins are the 5 most recent recorded sales: real prices on real streets, not a valuation.
Latest sales
The most recent sales in M11
50, RYLANCE STREET, MANCHESTER
Terraced · Leasehold · 19 Aug 2026
£305,000
39, PAPRIKA CLOSE, MANCHESTER
Detached · Freehold · 14 Aug 2026
£320,000
155, RYLANCE STREET, MANCHESTER
Semi-detached · Leasehold · 7 Aug 2026
£230,000
5, STILLWATER DRIVE, MANCHESTER
Flat / maisonette · Leasehold · 28 Jul 2026
£115,000
38, STOKES STREET, MANCHESTER
Terraced · Freehold · 27 Jul 2026
£162,500
Sources: HM Land Registry · postcodes.io / ONS · OpenStreetMap (© contributors). M11 includes the Ancoats & Beswick ward.
The data, honestly
House prices in M11
These 250 sales are what every figure here rests on. The typical price is the middle sale.
By property type
Average house price in M11 by property type
Detached homes have the highest typical price at £310,000, and flat / maisonette the lowest at £127,500.
See the figures
| Type | Sales | Typical | Range |
|---|---|---|---|
| Detached | 6 | £310,000 | £277,500–£331,500 |
| Semi-detached | 60 | £220,000 | £139,600–£315,250 |
| Terraced | 115 | £172,250 | £120,000–£278,000 |
| Flat / maisonette | 57 | £127,500 | £95,000–£156,800 |
HM Land Registry Price Paid Data, between 7 May 2025 and 19 Aug 2026.
24-month trend
Typical price by quarter in M11
The quarterly typical price rose 33.5%, from £172,250 in Q2 2025 (32 sales) to £230,000 in Q3 2026 (13 sales).
See the figures
| Quarter | Typical price | Sales |
|---|---|---|
| Q2 2025 | £172,250 | 32 |
| Q3 2025 | £160,500 | 52 |
| Q4 2025 | £158,000 | 65 |
| Q1 2026 | £207,000 | 44 |
| Q2 2026 | £157,500 | 44 |
| Q3 2026 | £230,000 | 13 |
HM Land Registry Price Paid Data, between 7 May 2025 and 19 Aug 2026. Median of each quarter's recorded sales.
Range and mix
The spread of M11 prices
How far prices run either side of the typical one, who owns what, and homes that have sold twice.
Price range
Where most M11 homes sold
Eight in ten sales fell between £115,000 and £310,250, around a typical £166,500.
Lower and upper end are the 10th and 90th percentile of recorded sales.
HM Land Registry Price Paid Data, between 7 May 2025 and 19 Aug 2026.
Mix of homes
Who is selling in M11
Terraced homes were 48% of recorded sales (115 of 238). 49% of sales were freehold and 51% leasehold.
Property type
- Detached3%
- Semi-detached25%
- Terraced48%
- Flat / maisonette24%
Tenure
- Freehold49%
- Leasehold51%
See the figures
123 freehold (49%) and 127 leasehold (51%) across the 250 most recent recorded sales in M11. Leasehold is normal for flats; check the remaining lease term before you offer.
HM Land Registry Price Paid Data, between 7 May 2025 and 19 Aug 2026.
Sold twice: what the same home resold for
The strongest price signal there is: the same door, sold twice. Change shown in £, %, and per year. A big % over two decades is smaller than it looks.
3, DARGAI STREET, MANCHESTER
£100,000 (2025)£120,000 (2026)+20% over 0.7 yrs (+29.4%/yr)
4, THE WATERFRONT, MANCHESTER
£140,000 (2025)£110,000 (2026)-21.4% over 0.6 yrs (-31%/yr)
Source: HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. Real transactions, never estimates. All sales.
In plain English
What the Manchester (M11) numbers mean
- The headline number blends very different homes: semi-detached homes sold for a typical £220,000 against £127,500 for flats: about 1.7 times as much. Use the figure for your type of home, not the mix.
- 51% of these sales were leasehold: a genuine mix of houses and flats, so check the tenure of the home you are looking at.
- This is an active district: about 16 recorded sales a month.
Based on 250 recorded sales between 7 May 2025 and 19 August 2026. HM Land Registry Price Paid Data, to 28 August 2026; page data refreshed 7 October 2026. Compared with the UK House Price Index. Written by Your Property Check (Check Labs Ltd, Birmingham) from this data. How we read the data · spotted a mistake? Tell us. Contains HM Land Registry data © Crown copyright and database right. UK House Price Index licensed under the Open Government Licence v3.0.
Area data
What else the records hold on M11
Council tax and schools, each from the body that publishes it, with the sample it rests on stated beside it.
Council tax
What council tax costs in M11
£2,312
Band D a year in Manchester, 2026-27: the benchmark band every English authority is compared on.
All bands
| Band | 1991 value | A year |
|---|---|---|
| A | up to £40,000 | £1,541 |
| B | £40,001–£52,000 | £1,798 |
| C | £52,001–£68,000 | £2,055 |
| D | £68,001–£88,000 | £2,312 |
| E | £88,001–£120,000 | £2,826 |
| F | £120,001–£160,000 | £3,340 |
| G | £160,001–£320,000 | £3,853 |
| H | over £320,000 | £4,624 |
These are Manchester's charges for 2026-27, the authority M11 falls in, not an estimate for any individual home. A property's band is set by the Valuation Office Agency and we never guess it; look up a band on GOV.UK and read your row. Bands reflect what a home was worth on 1 April 1991, not today.
Source: Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities · 8 of 8 bands published for Manchester · data to 2026-27 financial year
Schools
Schools near M11
8
open schools within 3 km, nearest St Barnabas CofE Primary Academy.
All schools
St Barnabas CofE Primary Academy
Primary · Academies · M11 2JX
518 m
Good · 2024
Music Stuff
Independent schools · M11 2NA
574 m
Not graded
Higher Openshaw Community School
Primary · Local authority maintained schools · M11 1AJ
722 m
Good · 2018
Connell Co-Op College
16 plus · Free Schools · M11 3BS
733 m
Not graded
Seymour Road Academy
Primary · Academies · M11 4PR
851 m
Good · 2014
LTE Group
16 plus · Colleges · M11 2WH
890 m
Not graded
St Brigid's RC Primary School
Primary · Local authority maintained schools · M11 3DR
1.0 km
Good · 2024
Bridge College
Other types · M11 2GR
1.0 km
Not graded
School data from the Department for Education “Get Information about Schools” (GIAS) and Ofsted inspection outcomes. Open Government Licence v3.0. The Ofsted grade shown is the last single overall grade on record (single grades were withdrawn in September 2024). Shows nearest schools by distance, not legal catchment areas. Distances are from the M11 district centroid, not from any address.
Source: Department for Education: Get Information about Schools, with Ofsted grades · 8 open schools within 3 km, 4 with a grade on record
Area context
Planning and deprivation near M11
What is being built nearby and how the area ranks, as context for the neighbourhood and never a judgement on a home.
Planning applications
Planning activity around M11
186
applications within 500 m of the district centre, as last checked 19 October 2026.
Recent applications
Manchester/OTH-2026-001723Undecided
353 m
Discharge of Conditions 3 (Construction Management Plan), 10a (Delivery Strategy for the Construction) and, 16a (Surface water drainage) attached to Planning Permission 143634/FO/2025.
Received 2026-09-21
Manchester/PLA-2026-001152Undecided
442 m
Replacement of external cladding to match existing, and installation of 5no. dock leveller loading bays and 2no. standard level access door to the rear elevation of existing warehouse building.
Received 2026-09-03
Manchester/OTH-2026-001377Undecided
353 m
Discharge of Conditions 12a and 12b (Ground conditions) attached to Planning Permission 143634/FO/2025.
Received 2026-08-18
Manchester/PLA-2026-001167Permitted
428 m
Listed Building Consent for bridge repair including cleaning and re-painting wrought-iron beams, western span strengthening works with new steel beam and masonry pillars, installation of steel security fence and gate to western span bay, south-west parapet re-build to original height, masonry repair/necessary replacement and re-pointing.
Received 2026-07-28
Manchester/144865/FO/2026Undecided
465 m
Retrospective application for retention of extract flue and erection of single-storey rear extension following demolition of existing timber clad store.
Received 2026-01-27
Manchester/CDN/25/1093Permitted
347 m
Discharge of Condition 3b (Noise) attached to Planning Permission 143355/FO/2025.
Received 2025-12-01 · decided 2026-01-05
Applications are matched within 500 m of the M11 district centroid, so this is activity in the area, not at any one address. Register wording and status are reproduced as the local planning authority published them. Showing 6 of 20 held; run a live planning search for M11 for the current picture.
Source: Local planning authority records via PlanIt · 186 applications matched within 500 m of the district centre · data to 19 October 2026
Deprivation (IMD)
Area profile for M11
Decile 1 of 10
Median across 12 sampled postcodes; 1 is the most deprived 10% of England, 10 the least.
Read the detail
Across the 12 sampled M11 postcodes, deprivation runs decile 1 to decile 3, with a median of decile 1 of 10: where 1 is among the most deprived 10% of England and 10 the least deprived.
M11 2LS, the sampled postcode sitting at that median: On the English Indices of Deprivation 2025, this postcode falls in decile 1 of 10, where 1 is among the most deprived 10% of England and 10 the least deprived. It's area context for the wider neighbourhood, not a judgement on any individual home.
Contains public sector information licensed under the Open Government Licence v3.0 (English Indices of Deprivation 2025, MHCLG). Deprivation is published for small areas (LSOAs), not for postcode districts, so M11 spans several. We sampled 12 postcodes in M11: the ones with the most recent recorded sales, up to a limit of 12. That is a convenience sample, not a random one, so it leans toward streets where homes are changing hands. 12 returned a row. It is context for the neighbourhood, never a judgement on any individual home. How we choose the sample.
Source: Ministry of Housing, Communities & Local Government. English Indices of Deprivation 2025 · 12 postcodes sampled of 12 checked · data to 2025 indices
Cost to run
Two sources, one table
What it costs to run a home in M11, band by band
Manchester's council tax for 2026-27 set against the M11 median sold price of £166,500 across 250 recorded sales: the annual running cost beside the purchase price, which neither source shows on its own.
| Band | 1991 valueVOA basis | A yearManchester | A month÷ 12 | Of the median÷ £166,500 |
|---|---|---|---|---|
| A | up to £40,000 | £1,541 | £128 | 0.93% |
| B | £40,001–£52,000 | £1,798 | £150 | 1.08% |
| C | £52,001–£68,000 | £2,055 | £171 | 1.23% |
| D | £68,001–£88,000 | £2,312 | £193 | 1.39% |
| E | £88,001–£120,000 | £2,826 | £236 | 1.70% |
| F | £120,001–£160,000 | £3,340 | £278 | 2.01% |
| G | £160,001–£320,000 | £3,853 | £321 | 2.31% |
| H | over £320,000 | £4,624 | £385 | 2.78% |
The last column is the band's annual charge divided by the M11 median sold price. A comparison of two published figures, not a rate anyone charges. It is not a mapping from price to band: a band records what a home was worth on 1 April 1991 and is set by the Valuation Office Agency, so it cannot be worked out from a 2020s sale price. Look up a specific band on GOV.UK. Instalment counts vary by authority, so the monthly column is simply the year over twelve.
Sources: HM Land Registry Price Paid Data: HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. Median across 250 recorded sales. · Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities, Manchester, 2026-27.
Address by address
Address by address
What individual homes in M11 sold for
The 24 most recently sold doors of the 202 distinct addresses in the records we hold for M11. Real recorded transactions: never estimates.
50, RYLANCE STREET, MANCHESTER
M11 3NP · Terraced · Leasehold · 1 recorded sale
£305,000
2026-08-19
39, PAPRIKA CLOSE, MANCHESTER
M11 2LS · Detached · Freehold · 1 recorded sale
£320,000
2026-08-14
155, RYLANCE STREET, MANCHESTER
M11 3NA · Semi-detached · Leasehold · 1 recorded sale
£230,000
2026-08-07
5, STILLWATER DRIVE, MANCHESTER
M11 4TF · Flat / maisonette · Leasehold · 13 recorded sales
£115,000
2026-07-28
38, STOKES STREET, MANCHESTER
M11 4QD · Terraced · Freehold · 1 recorded sale
£162,500
2026-07-27
54, SILVERLACE AVENUE, MANCHESTER
M11 1GN · Semi-detached · Freehold · 1 recorded sale
£306,000
2026-07-20
65, VINE STREET, MANCHESTER
M11 1LH · Terraced · Freehold · 1 recorded sale
£160,000
2026-07-20
10, WINSLOW STREET, MANCHESTER
M11 2AY · Semi-detached · Freehold · 1 recorded sale
£140,000
2026-07-17
11, WESHAM ROAD, MANCHESTER
M11 4SW · Terraced · Leasehold · 1 recorded sale
£260,000
2026-07-16
1, ALDERSHOT WALK, MANCHESTER
M11 3UQ · Terraced · Freehold · 1 recorded sale
£200,000
2026-07-15
2, GRANSMOOR ROAD, MANCHESTER
M11 1ER · Semi-detached · Freehold · 1 recorded sale
£315,000
2026-07-10
39, CHERRY AVENUE, MANCHESTER
M11 2LW · Terraced · Freehold · 1 recorded sale
£255,000
2026-07-10
26, SILVERLACE AVENUE, MANCHESTER
M11 1GN · Terraced · Freehold · 1 recorded sale
£340,000
2026-06-29
7, EMBER STREET, MANCHESTER
M11 4SA · Terraced · Freehold · 1 recorded sale
£147,000
2026-06-23
2B, THE WATERFRONT, MANCHESTER
M11 4DB · Flat / maisonette · Leasehold · 4 recorded sales
£107,000
2026-06-22
3, STILLWATER DRIVE, MANCHESTER
M11 4TE · Flat / maisonette · Leasehold · 10 recorded sales
£95,000
2026-06-19
31, CANBERRA STREET, MANCHESTER
M11 4NL · Terraced · Freehold · 1 recorded sale
£170,000
2026-06-12
5, TUNSTALL STREET, MANCHESTER
M11 1QE · Semi-detached · Leasehold · 1 recorded sale
£220,000
2026-06-12
2, THE WATERFRONT, MANCHESTER
M11 4AF · Flat / maisonette · Leasehold · 3 recorded sales
£154,184
2026-06-11
14, READING CLOSE, MANCHESTER
M11 1UA · Terraced · Leasehold · 1 recorded sale
£180,000
2026-06-10
6, THE WATERFRONT, MANCHESTER
M11 4AY · Flat / maisonette · Leasehold · 5 recorded sales
£127,500
2026-06-08
2A, THE WATERFRONT, MANCHESTER
M11 4BX · Flat / maisonette · Leasehold · 6 recorded sales
£120,000
2026-06-05
25, WINSLOW STREET, MANCHESTER
M11 2AY · Terraced · Leasehold · 1 recorded sale
£85,000
2026-06-01
85, ACKROYD STREET, MANCHESTER
M11 1NT · Terraced · Freehold · 1 recorded sale
£142,100
2026-05-28
Source: HM Land Registry Price Paid Data. HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. Addresses come from recorded sales since 1995, so homes that have never sold do not appear. 0 of these 24 doors resolve to a confident property record and link through; the rest are listed without a link. We match a door to a property record only where the match is certain, never by guessing.
Questions, answered
The M11 report: your questions
What is the average house price in M11?
What does each type of home cost in M11?
How much is council tax in M11?
Which schools are near M11?
How up to date are the M11 sold prices?
Is M11 a deprived area?
Have there been planning applications near M11?
Can I see what an individual address in M11 sold for?
Does M11 cover my exact street?
Preview of the paid report
What the report adds
The free page above is the district. The OfferCheck report goes to the home you are buying.
- Which flags matter for a home
- Flood risk detail
- Planning applications list
- Crime breakdown
- Questions to ask the seller
Placeholder rows only. Nothing is shown until you unlock it.
Nearby
Postcode districts near M11
The closest districts to M11 by straight-line distance between district centres.
- House prices in M18 (Manchester) 1.3 miles
- House prices in M12 (Manchester) 1.3 miles
- House prices in M43 (Manchester) 1.3 miles
- House prices in M40 (Newton Heath) 1.8 miles
- House prices in M13 (Manchester) 1.9 miles
- House prices in M4 (Manchester) 2.1 miles
- House prices in M35 (Manchester) 2.2 miles
- House prices in M1 (Manchester) 2.3 miles
Free tool
Council tax bands in M11Free tool
Schools near M11Free tool
Planning applications in M11
Free checks
Check M11 in detail
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Every signal in one OfferCheck report
PropertyCheck IQ plus sold prices, crime, flood, council tax, planning, schools and EPC for M11, every figure sourced, in one report.
Data sources
Every M11 figure is official and dated
Real recorded data from the UK's official registers, never an estimated valuation.
- HM Land RegistrySold prices
- MHCLGCouncil tax & deprivation
- Department for Education · OfstedSchools
- Local planning authoritiesPlanning applications
- Police.UKStreet-level crime
- Environment AgencyFlood risk
- postcodes.io · ONSGeography
Sources: HM Land Registry Price Paid Data · Ministry of Housing, Communities & Local Government. Council Tax levels set by local authorities · Department for Education: Get Information about Schools, with Ofsted grades · Ministry of Housing, Communities & Local Government. English Indices of Deprivation 2025 · Local planning authority records via PlanIt · Police.UK · Environment Agency · postcodes.io / ONS. HM Land Registry Price Paid Data to 28 August 2026. Updated monthly. All figures are real, attributed and carry the sample they rest on: never estimates, never a valuation. All sales · Get Free Valuation · About Your Property Check.