Buying a home in M12, Manchester. What it costs, what you get and where else to look.

Typical 3-bedroom house£229kmost £198k–£264k

Houses per m²£2,950flats £2,281

Sold last year40296 in five years

Prices in Manchester+1.2%on a year ago

A typical 3-bedroom house in M12 sold for £229,128 over the last five years, in today's money; most went for between £198,249 and £264,166, for about 85 m² of space. That is 18% less than the same home across Manchester (£280,000).

40 homes sold here in the last year: a smaller market: expect a handful of new listings a month. Flats start at around £73k for one bedroom. Within the district, houses cost the least per m² in M12 6 (£2,704) and the most in M12 5 (£3,060).

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 £1,045 a month at 4.5% over 30 years.

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House prices in M12 by bedrooms

Bedrooms	Typical price	Most sell for	Size	Sold, 5 years
1	£145,624	£110k–£161k	39 m²	8
2	£173,398	£152k–£204k	64 m²	150
3	£229,128	£198k–£264k	85 m²	89
4	£259,431	£175k–£304k	102 m²	11
5+	£332,683	£235k–£376k	122 m²	12

Prices by type of home

	1 bed	2 bed	3 bed	4 bed	5+ bed
Houses	£146k	£173k	£229k	£259k	£333k
Semi-detached	—	£208k	£251k	—	£376k
Terraced	—	£171k	£215k	£259k	£284k
Flats	£73k	£124k	—	—	—

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

Price per m² across M12

Postcode sector	Houses	Flats
M12 4	£2,708	—
M12 5	£3,060	£2,221
M12 6	£2,704	£2,494

Schools near M12

Best state primary within 2 kmSt Richard's RC Primary School75% met the expected standard at 11 · England 64%19 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%25 state secondaries within 5 km

Nearby areas

M13 Manchester · 1 km3-bed house £253k M18 Manchester · 2 km3-bed house £205k M11 Manchester · 2 km3-bed house £202k M14 Manchester · 2 km3-bed house £271k M4 Manchester · 3 km3-bed house £324k M19 Manchester · 3 km3-bed house £306k M15 Manchester · 3 km3-bed house £275k M3 Salford · 4 km3-bed house £316k

Questions about M12

How much is a 3-bedroom house in M12?

A typical 3-bedroom house in M12 sold for £229,128 over the last five years, in today's money. Most sold between £198,249 and £264,166.

Is M12 expensive for Manchester?

A 3-bedroom house in M12 costs 18% less than the typical 3-bedroom house across Manchester (£280,000).

How many homes sell in M12 each year?

40 homes sold in the last year and 296 in five years: a smaller market: expect a handful of new listings a month.

What are the schools like near M12?

The best-performing state primary within 2 km is St Richard's RC Primary School, where 75% of pupils met the expected standard at age 11 (England: 64%).

Where is cheaper near M12?

For a 3-bedroom house, M18 (£205k, 2 km), M11 (£202k, 2 km).

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.