Buying a home in M11, Manchester. What it costs, what you get and where else to look.

Typical 3-bedroom house£202kmost £166k–£236k

Houses per m²£2,539flats £2,661

Sold last year77574 in five years

Prices in Manchester+1.2%on a year ago

A typical 3-bedroom house in M11 sold for £201,649 over the last five years, in today's money; most went for between £166,323 and £236,277, for about 88 m² of space. That is 28% less than the same home across Manchester (£280,000).

77 homes sold here in the last year: a smaller market: expect a handful of new listings a month. Flats start at around £116k for one bedroom. Within the district, houses cost the least per m² in M11 2 (£2,208) and the most in M11 3 (£3,498).

Across Manchester, prices are up 1.2% on a year ago and up 20.8% over five years. Renting a similar home there costs about £1,433 a month; a 90% mortgage on the typical price would be around £920 a month at 4.5% over 30 years.

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House prices in M11 by bedrooms

Bedrooms	Typical price	Most sell for	Size	Sold, 5 years
1	£144,113	£101k–£150k	45 m²	7
2	£173,899	£143k–£206k	70 m²	186
3	£201,649	£166k–£236k	88 m²	212
4	£306,699	£245k–£324k	110 m²	45
5+	£280,000	£268k–£330k	132 m²	13

Prices by type of home

	1 bed	2 bed	3 bed	4 bed	5+ bed
Houses	£144k	£174k	£202k	£307k	£280k
Detached	—	—	—	£322k	—
Semi-detached	£149k	£204k	£224k	£314k	£280k
Terraced	—	£162k	£195k	£260k	£271k
Flats	£116k	£152k	—	—	—

Typical sale price over the last five years, adjusted to today's prices with the UK House Price Index.

Price per m² across M11

Postcode sector	Houses	Flats
M11 1	£2,592	£1,811
M11 2	£2,208	£2,709
M11 3	£3,498	£2,438
M11 4	£2,233	£2,807

Schools near M11

Best state primary within 2 kmAbbey Hey Primary Academy85% met the expected standard at 11 · England 64%15 state primaries within 2 km

Best state secondary within 5 kmEden Girls' Leadership Academy, Manchester68.4% got grade 5+ in English and maths · England 43.8%28 state secondaries within 5 km

Nearby areas

M18 Manchester · 2 km3-bed house £205k M12 Manchester · 2 km3-bed house £229k M43 Manchester · 2 km3-bed house £232k M40 Manchester · 3 km3-bed house £224k M13 Manchester · 3 km3-bed house £253k M4 Manchester · 3 km3-bed house £324k M35 Manchester · 4 km3-bed house £240k M14 Manchester · 4 km3-bed house £271k

Questions about M11

How much is a 3-bedroom house in M11?

A typical 3-bedroom house in M11 sold for £201,649 over the last five years, in today's money. Most sold between £166,323 and £236,277.

Is M11 expensive for Manchester?

A 3-bedroom house in M11 costs 28% less than the typical 3-bedroom house across Manchester (£280,000).

How many homes sell in M11 each year?

77 homes sold in the last year and 574 in five years: a smaller market: expect a handful of new listings a month.

What are the schools like near M11?

The best-performing state primary within 2 km is Abbey Hey Primary Academy, where 85% of pupils met the expected standard at age 11 (England: 64%).

Sources: HM Land Registry price paid data matched to the EPC register for size and bedrooms, last five years in today's prices; UK House Price Index (July 2026); ONS private rents (August 2026); DfE school performance tables. Districts with fewer than five sales of a kind are left out. The mortgage figure is an illustration, not advice.