The Willows, Manchester house prices are built from 59 sales lodged with HM Land Registry, the oldest in 1998 and the most recent on 20 Mar 2025. The median price paid across the whole record is £110,000. Across the 5 years from 1998 to 2003 the median moved +148.8% in cash — but once inflation is taken out, the change in 2026 money is +126.8%.
Median price paid
£110,000
Change in cash, 1998–2003
+148.8%
Change in real terms
+126.8%
Median per m²
£2,178
HM Land Registry59 sales2 with floor areaLatest sale 20 Mar 2025
Section 01
How The Willows, Manchester prices moved
The chart tracks the median The Willows, Manchester house price for every year with a recorded sale, from 1998 to 2003. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 1 | £52,250 | £116,020 |
| 2000s | 2 | £59,950 | £109,211 |
The highest yearly median on record for The Willows, Manchester is £130,000 in 2003; the lowest is £52,250 in 1998. Across the full 6-year record the cash median has moved from £52,250 to £130,000.
In 2026 money that first median is worth £108,342, so the real change over the whole record is +126.8% — about +17.79% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +148.8% in cash against +126.8% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 30 | 20 Mar 2025 | Semi-detached | £223,400 | £228,257 |
| 4 | 12 Dec 2024 | Semi-detached | £215,000 | £226,231 |
| 5 | 31 Mar 2023 | Semi-detached | £180,000 | £194,483 |
| 17 | 21 Aug 2020 | Semi-detached | £193,000 | £249,890 |
| 6 | 31 Oct 2019 | Detached | £170,000 | £222,356 |
| 32 | 14 Dec 2018 | Semi-detached | £156,000 | £207,902 |
| 28 | 23 Nov 2018 | Semi-detached | £167,500 | £223,228 |
| 1 | 31 Mar 2015 | Semi-detached | £555,000 | £782,550 |
| 2 | 27 Feb 2015 | Semi-detached | £85,000 | £119,850 |
| 17 | 19 Dec 2014 | Semi-detached | £136,000 | £195,076 |
| 28 | 2 Dec 2014 | Semi-detached | £136,000 | £195,076 |
| 32 | 23 May 2014 | Semi-detached | £110,000 | £157,782 |
| 32 | 16 Oct 2013 | Semi-detached | £100,000 | £145,812 |
| 8 | 31 Aug 2011 | Semi-detached | £430,000 | £659,022 |
| 5 | 22 Dec 2010 | Semi-detached | £88,500 | £141,319 |
| 3 | 9 Jul 2010 | Semi-detached | £80,000 | £127,746 |
| 6 | 17 May 2010 | Semi-detached | £545,000 | £870,272 |
| 4 | 21 Nov 2008 | Detached | £481,500 | £808,232 |
| 1 | 5 Jun 2008 | Semi-detached | £480,000 | £805,714 |
| 6 | 4 Jul 2007 | Semi-detached | £485,000 | £843,218 |
| 4 | 11 May 2007 | Semi-detached | £108,500 | £188,637 |
| 32 | 9 Feb 2007 | Semi-detached | £110,000 | £191,245 |
| 26 | 8 Sep 2005 | Semi-detached | £130,000 | £236,822 |
| 7 | 17 Jun 2005 | Detached | £141,000 | £256,860 |
| 11 | 28 Jul 2004 | Detached | £134,995 | £250,451 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to The Willows, Manchester values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 30 the Willows | £49,000 (2001) | £223,400 (2025) | +6.5% | +3.7% |
| 4 the Willows | £46,000 (1997) | £215,000 (2024) | +5.9% | +3.2% |
| 5 the Willows | £43,000 (1997) | £180,000 (2023) | +5.7% | +3.0% |
| 17 the Willows | £90,000 (2002) | £193,000 (2020) | +4.3% | +2.0% |
| 6 the Willows | £262,500 (2002) | £170,000 (2019) | -2.5% | -4.7% |
| 32 the Willows | £110,000 (2007) | £156,000 (2018) | +3.2% | +0.8% |
| 28 the Willows | £68,000 (2000) | £167,500 (2018) | +5.1% | +2.8% |
| 1 the Willows | £115,000 (1995) | £555,000 (2015) | +8.2% | +5.8% |
| 2 the Willows | £29,000 (1997) | £85,000 (2015) | +6.2% | +3.8% |
| 8 the Willows | £112,500 (1995) | £430,000 (2011) | +8.7% | +6.3% |
| 3 the Willows | £44,000 (1996) | £80,000 (2010) | +4.4% | +2.1% |
| 26 the Willows | £54,000 (2000) | £130,000 (2005) | +19.2% | +17.0% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. The Willows, Manchester is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Semi-detached | 42 | 71.2% | £110,000 | £29,000 – £555,000 |
| Detached | 17 | 28.8% | £80,000 | £49,000 – £481,500 |
Section 06
Ownership and new build in The Willows, Manchester
45 of the sales on record are leasehold and 14 freehold — 76.3% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £85,000 and the median freehold sale £330,000 — a gap of +288.2%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 45 | 76.3% | £85,000 |
| Freehold | 14 | 23.7% | £330,000 |
| New build | 1 | 1.7% | £49,000 |
| Existing home | 58 | 98.3% | £110,000 |
New builds sold for less than the median existing home — -55.5%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 1 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 09
How The Willows, Manchester compares
The median across the whole archive is £157,500. The Willows, Manchester sits below that national figure — -30.2%.
Within Manchester the street ranks 4679 of 8967 by median price, and its median is below the town figure of £118,000 (-6.8%).
Where an EPC floor area could be matched to the sale, the median works out at £2,178 per square metre, across 2 of the 59 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £29,000 to £555,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
Section 10
Nearby on the record
Streets nearby
- Broadway£139,950 median
- Thirlmere Road£110,000 median
- Orchard Avenue£145,000 median
- Lock Lane£112,500 median
- Inglewood Close£77,000 median
- Wood Lane£75,000 median
- Langdale Road£101,250 median
- Warburton Lane£118,000 median
- Meadow Walk£80,250 median
- Buttermere Road£86,000 median
- Forest Gardens£113,850 median
- Mersey Avenue£323,995 median
- Ingle Nook Close£150,000 median
- Hardwick Road£95,500 median
- New William Close£114,500 median
- Sparrow Street£127,995 median
Addresses with more than one recorded sale
- 4 the Willows5 sales
- 6 the Willows4 sales
- 32 the Willows4 sales
- 28 the Willows4 sales
- 1 the Willows4 sales
- 2 the Willows4 sales
- 8 the Willows4 sales
- 7 the Willows4 sales
- 5 the Willows3 sales
- 17 the Willows3 sales
- 9 the Willows3 sales
- 30 the Willows2 sales
- 3 the Willows2 sales
- 26 the Willows2 sales
- 22 the Willows2 sales
- 10 the Willows2 sales
Back to Manchester house prices.
Quick answers
Common questions about this data
What is the average house price in The Willows, Manchester?
The median price paid in The Willows, Manchester across every sale on the register is £110,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in The Willows, Manchester?
59 sales are on record for The Willows, Manchester, the most recent completing on 20 Mar 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have The Willows, Manchester house prices actually risen?
In cash, the median rose +148.8% between 1998 and 2003. In 2026 money — that is, after inflation — the change is +126.8%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were The Willows, Manchester house prices at their highest?
The highest yearly median on record is £130,000, set in 2003. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in The Willows, Manchester?
£2,178 per square metre, from the 2 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 20 Mar 2025. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “The Willows, Manchester house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.