Property Market Manchester 2021 Report
Keep up to date with Manchester property investment. Download our free 2021 market report today!
The RWinvest Manchester Property Market Report 
If you’ve ever considered investing in property, chances are Manchester has been at the top of your list.
The North West city is perhaps the worst kept secret in the UK housing market, with headline growth rates and rental yields making Manchester property investment an incredibly attractive venture.
There’s been a strong consistency in Manchester property over the past few years, and, surprisingly, 2020 was no different.
Despite circumstances that could have never been predicted, the market remained remarkably stable and reached new heights come 2021.
But after such a year of stunning growth rates, can the market continue like this in 2021?
Well, we are going to try and answer exactly that.
This Manchester property market report 2021 will analyse property prices Manchester to help estimate what could happen over the next 12 months.
Secure 15% Deposit
Only 15% deposit needed now, with nothing else to pay until February 2025 on luxury 2-bed apartments.
Current Property Prices Manchester 2021
Manchester is a city ripe for investment thanks to its fantastic levels of affordability.
According to the latest official government data from the UK House Price Index, the average property prices Manchester sit at around £200,514. For Greater Manchester, this price decreases to £192,305.
This means property prices have increased in the city by around £17,500, or 9.61%, in just 12 months.
Comparing this to the UK average, you can see just how affordable the North West city is.
As it stands, the average property prices in the UK are £251,500. That’s over 25% more expensive than a typical Manchester property.
Manchester property price growth has far exceeded the national average over the past 12 months, with average UK property prices increasing by only 8.41%, compared to Manchester’s 9.61%.
Throughout the last year, Manchester has topped the UK house price growth charts, with a Zoopla report finding that Manchester is the fastest growing property market in the UK.
Based on all these statistics, it’s clear why Manchester is so enticing for investors.
A combination of affordability and staggering growth levels make the property market Manchester one of the safest asset classes for investment.
But property prices aren’t the only factor that makes Manchester so exciting – the rental market is also thriving.
Limited Time Only
Accrue interest on your deposited funds in our latest block in The Gateway.
Manchester Rental Market 2021
According to Zoopla, the latest Manchester rental price is £1,205. For Greater Manchester, rent is valued at £1,095. And in Salford, prices are £1,264.
While these numbers already exceed the national average of £979, the combination of high rent and low prices has resulted in some of the highest average yields you can find in the world.
Based on UK house price index data, the average rental yield in Manchester is around 7.2%. For Salford, this figure is at 8.5%!
This is a staggering number, with the UK average only 4.7%.
Rental yield is the return on investment you earn through rental income. It is calculated by calculating the yearly rental income and dividing it by the price of the property. This figure is then multiplied by 100 to calculate a percentage. Typically, anything between 5 or 6% is considered good for rental yield.
This shows just how fantastic the Manchester rental market is.
It’s important to remember that this is figure is just an average, with some areas in Manchester generating far higher yields.
Based on our calculations, you can expect yields upwards of 10.64% in the M5 postcode, with an average rent of over £1,800.
So, why is the Manchester rental market thriving so much in early 2021?
Well, Zoopla found that buyer demand soared by about 40% in 2020, with the current ratio between available supply and demand for property in Manchester sitting at 1:5.
In fact, in late 2021, a report was released showing that Manchester rental market demand is at a new high, with the lowest ever supply of Manchester property available.
These massive demand levels are caused by several factors, but the bottom line is that more people are moving to Manchester than ever before.
The population of Greater Manchester grew by 7.7% between 2006 and 2016, which is double the UK growth rate over the same period.
This places the Greater Manchester population at around 2.8 million – just over 282,000 higher than 30 years ago.
Growth levels in Manchester are even higher, with a 27.8% increase since 1991.
Thanks to fantastic business opportunities and a wealth of regeneration, thousands are moving to Manchester each year. This makes Manchester property investment an incredibly secure venture, as you are almost guaranteed to find tenants for your properties.
Huge £25,000 Discount Available Now. Final Unit Remaining!
Request an info pack today for this 2-bed apartment with an astonishing £25,000 discount applied.
What Happened to the Manchester Property Market 2020?
Last year was a whirlwind for everyone, not just property investors. With two national lockdowns, economic uncertainty was rampant and dominated the minds of investors looking to invest.
Many industry experts predicted doom and gloom for the property industry, expecting to see a market crash.
However, a combination of government action and the ever-growing need for property has helped the market reach new heights.
The average UK house price surpassed the £250,000 mark for the first time, with the highest growth rates since 2004.
Likewise, property prices Manchester were no different.
While there was an initial dip during the first lockdown (which was expected), property prices shot up post-June.
To truly appreciate the Manchester property price growth levels of Q3 and Q4 2020, it’s essential to compare the prices to the previous year.
December 2020 prices were around 7.93% higher than December 2019. Likewise, August 2020 and September 2020 were 5.54% and 5.55% higher than their 2019 counterparts.
These staggering Manchester property price growth levels in the Manchester property market 2020 have undoubtedly been spurred on by several factors.
Covid-19 Changes Tenant Habits
The first factor is one directly connected with the lockdown.
With many forced inside their home for months, tenants have started re-evaluating what they want out of their homes to meet their new way of life.
Property portal Rightmove documented these desires. They found that around 37% of people now want space to work from home, 35% want high-speed broadband, and 31% want a garden.
Build Magazine found similar results. The number one recorded desire was fast broadband, number two was outdoor space, and number three was having access to outdoor green space like a nearby park.
Perhaps most interesting about Build Magazine’s rankings was the direct change in habits. Originally, excellent transport links were the most valued necessity amongst tenants. But since working from home, this desire has dropped from the top spot all the way to fifth.
Similarly, outdoor space and nearby parks rose from seventh and ninth to second and third.
These factors are now critical if you’re considering investing in property in 2021.
You should try and find properties that provide these desires as much as possible, or you may face little interest from the public.
Stamp Duty Tax Holiday
Another factor that has spurred on investment both domestically and from overseas investors is the stamp duty holiday.
Announced in July 2020, the government-led cut of the stamp duty tax has undoubtedly been a significant reason for the property markets success over the last 12 months.
Stamp duty is a tax paid when you purchase a property in England and Northern Ireland.
But with the holiday, various tax rates have been cut. It means that investors can save up to a potential £15,000 on their property purchases.
The holiday was originally set to end in March 2021, but has now been extended and will continue until the end of June.
If you want to find out how much stamp duty you will need to pay on a property purchase, check out our stamp duty calculator to find the current rates.
Be sure to take advantage of these once in a lifetime savings and contact RWinvest today to view the latest opportunities.
What Will Happen to Property Market Manchester 2021?
So, now that we know what happened in 2020, we can guess a prediction for Manchester property market 2021.
With the imminent ending of the stamp duty holiday, the nationwide rollout of vaccinations, and a confirmed roadmap out of lockdown, there’s a tonne of factors influencing the property market.
To answer this question, then, we need to see what industry experts think will happen.
Property Market Forecasts UK 2021
As you can see from the table, experts predict nominal growth, and in some cases, negative growth, over the coming 12 months.
The negative price predictions by Halifax stems from the anticipation that there will be a slow economic recovery post-lockdown, with a rise in unemployment levels upon the ending of the furlough scheme.
While this may happen, as those with mortgages may lose their jobs and be forced to sell their homes at a discounted rate, experts like Rightmove anticipate further growth.
This optimism isn’t misplaced. The government is keen on promoting economic growth, with banks incredibly lenient on mortgage holidays. The stamp duty tax has been extended, and it has been recorded that around £4 billion has been saved by people during lockdown.
So, who’s right? Well, unfortunately, it’s impossible to tell what will directly happen over the coming months.
Life is often uncertain, and if the Covid-19 pandemic has shown us anything, it’s that. Property prices may fall this year, but does that mean you shouldn’t invest now? Not at all.
Property is a long-term investment. It’s important to look forward far into the future rather than looking at the here and now.
While these price changes can give useful information over the next few years, it’s vital to keep in mind that property investment is at it’s best when you wait for decades to sell.
This way, you can maximise your profits and experience substantial growth.
Whatever prediction for Manchester property market experts might have, the city’s future growth should make you incredibly confident you are making a top investment.
If you have any questions about the property market, then you’re in luck with our FAQ section! Here we have compiled answers to all the most common questions you may have about the Manchester and UK property market.
No, it’s highly unlikely property prices will crash in 2021. While some experts have predicted negative growth of up to -2%, others like Rightmove have anticipated huge growth rates of 4% in 2021.
Even if there is minimal growth, it’s unlikely property will be impacted in a hugely negative way. Property is remarkably resilient and always finds a way to recover, even after times of economic turmoil.
No, house prices are not falling in Manchester. Across 2020, the average property price in Manchester grew by 9.61%. According to Zoopla, property prices Manchester is 2.81% higher in March 2021 than in March 2020.
According to the latest UK House Price Index figures, the average property prices in the UK are currently at £251,500. This is the first time it has surpassed the £250,000 mark.
According to the latest government data on the UK House Price Index, the average Manchester property is valued at £200,514. This is 7.93% higher than 12 months prior.
Yes, Manchester is a fantastic location for property investment. Property prices are over £50,000 less than the national average, while also generating substantial rental returns of around 7.2%
Manchester is a relatively expensive city to live in. The cost of living Manchester for a single person excluding rent, is around £669.48, which is 4.04% more expensive than Liverpool. However, the cost of living in Manchester is far lower than in London.
Yes, Manchester is far cheaper to live in than London. Consumer prices in Manchester, excluding rent, are 15.47% lower than in London. Rental price is significantly lower in Manchester, with London prices 115.93% higher. The cost of living in Manchester is considerably cheaper than in London.
Yes, it is a good time to buy a house in 2021. You can save up to £15,000 with the stamp duty tax holiday when you purchase a property. UK Property prices grew by 8.41% in 2020, with an additional 4% growth expected in 2021 by Rightmove. House prices are set to grow by 20.4% on average by 2024, meaning now is a good time to invest to take advantage of lower house prices.
The lowest Manchester house prices by area are Wigan, Bolton and Rochdale. Wigan prices are £150,452, Bolton is £152,282, and finally, Rochdale is £153,440.
The most expensive area in Greater Manchester is Trafford, with house prices at £328,728.
According to the latest property news in Manchester, Wigan prices have risen at one of the highest rates in the country – 12% higher than a year ago.
Browse all properties
Take a look at our latest property investment deals in top UK locations.Browse All Properties
Property Prices Manchester Over Last Five Years
To anticipate future growth in 2021 and make an accurate prediction for Manchester property market, it’s crucial to understand how much prices have grown over the past five years.
If an area shows massive growth over the previous years, it can be safe to assume that this trend will continue.
As you can see from the Manchester property price trend, property prices have increased consistently over the last five years.
In fact, comparing property prices from 2015 to 2020 shows a growth rate of 38.19%.
Savills has predicted these growth rates will continue along this path, with current price predictions estimating a 27.3% increase by 2024 in the North West.
If you look back further still, property prices in Manchester have grown at a more substantial rate than any other city.
At the end of 2000, property prices in Manchester were on average £44,201. This means that prices have increased by a staggering 356.64% in the last 20 years.
For context, London prices have increased by 149.07%. What about Birmingham? Well, that’s at 216.78%. Leeds? 234.99%.
There’s a pattern emerging here. No major cities have even come close to the mind-blowing Manchester property price growth rates. And, the fact is that no cities are coming to close to Manchester’s future either.
The 27.3% predicted growth by Savills is the highest in the UK. It is over double that of London, and nearly 6% higher than the West Midlands.
These growth rates have been consistently high over the past two decades. Prices in 2020 are 75.53% higher than in 2005 and 67.57% higher than in 2010.
As you can see, the numbers speak for themselves. The property market Manchester is thriving at the moment and will likely continue to do so over the coming years.
Why are these growth rates so high? There are a few reasons for this.
A Young Population
As a buy to let property investor, there’s one key demographic you need to consider when investing in a city: Young people.
Young people are the lifeblood of property investment as they are the age demographic that’s far more likely to rent.
Often referred to as Generation Rent, those aged between 18 and 40 have usually been priced out of the housing market due to the sheer level of house price growth. This has made them far more likely to rent.
It’s not always a forced decision, though. Research from Savills found that half of those who responded would consider renting a viable option if they couldn’t secure a property by 2021.
Half of those then admitted they would happily rent, a signifier of the broader trend people are renting as a lifestyle choice.
This is what makes Manchester property such a great commodity. The city has one of the largest student populations in Europe, with over 100,000 students across five universities.
The North West city also has the second-highest graduate retention rate in the UK at around 51%. This means there’s a substantial influx of young professionals seeking work and accommodation in the region.
The local government’s demographic figures in 2018 highlighted just how unique the city is for young people.
As you can see from the graph, 37% of the local population is aged 18-34. These figures will no doubt continue to increase in 2021 and beyond, making student and residential property equally as fantastic.
Student property can often be a fruitful venture to consider, with considerable rental yields attached to it due to their low price.
One of our student properties, for instance, is valued at just £59,950 with rental yields up to 8%.
Typically, if you aim to target young people, buying city-centre flats and apartments is the way to go.
According to Zoopla, Manchester city centre property prices are valued at around £265,775, with average rent at about £1,097.
Due to these Manchester city centre property prices, returns are around 4.95% which is still above the UK average.
This shows that you can still find incredible deals in the city despite relatively high Manchester city centre property prices.