M2 · Deansgate · Area guide
M2 (Deansgate): what the registers record
A district-wide reading of M2, in Manchester (North West), from named official registers. Sold prices are HM Land Registry Price Paid Data, September 2026 edition, published 28 September 2026: 45 in-district sales over 2016–2025. Generated 15 October 2026 by the same pipeline that produces every brief; regenerated when the register is.
Everything below is stated as recorded. Nothing is graded, ranked, forecast or recommended. The reads are measured from the M2 district centroid, so point measures such as a flood zone are not stated for the district as a whole.
Quick answers
- How much is a flat in M2 worth?
- For one home, LuxProperty gives an estimated range from the public registers, tested on 2025 sales. It is not a valuation. Land Registry recorded no flat sales in M2 in 2025. Source: HM Land Registry Price Paid Data, September 2026 edition. Get an estimated range for one home
- What area is M2?
- All postcodes in M2 are in Manchester, in the North West region.
- Which council covers M2?
- Manchester City Council covers all of M2.
- Which planning authority covers M2?
- The local council is the planning authority, so it's Manchester City Council.
- Which wards does M2 cover?
- M2 covers all or part of two electoral wards: Deansgate and Piccadilly.
Sold prices: HM Land Registry Price Paid Data, September 2026 edition, sales in 2025. Shares count the 190 postcodes with premises in M2 (Ofcom Connected Nations, Spring 2026), each placed in its council and ward by Postcodes.io. Council names and planning authorities are from the MHCLG Planning Data platform.
What homes in M2 sold for in 2025
For one home, LuxProperty gives an estimated range from the public registers, tested on 2025 sales. It is not a valuation. These are the prices recorded for homes sold in M2 in 2025, flats and houses separately. The middle half runs from the lower to the upper quartile: a quarter of sales were below it and a quarter above.
Flats
Land Registry recorded no flat sales in M2 in 2025.
Houses
Land Registry recorded no house sales in M2 in 2025.
Source: HM Land Registry Price Paid Data, September 2026 edition (published 28 September 2026). Standard sales (Category A) in postcode district M2 with a transfer date in 2025. Flats are property type F; houses are types D, S and T (detached, semi-detached, terraced). Median and quartiles by nearest rank. A type's figures are stated from 30 sales in the year.
What the Registers Record
Eight reads, each from one source, each stated as recorded. Nothing here is graded, ranked or aimed at a type of buyer. Weigh them against what you are buying for.
- Price trend· not resolved
Too few recorded sales in M2 to state a typical price (45 in the window), so no trend is stated.
- Sold-price evidence
45 in-district Land Registry sales in M2, 2016–2025; 0 in 2025. Too few for a typical price to be stated. The sample describes the district, not any one property.
- Flood risk· not resolved
A flood zone is a point measure, and this brief is for the M2 district as a whole, so none is stated for the district centroid. A full postcode gives a point read.
- Coal mining· not resolved
Coal mining is a point read at a postcode centroid, and this brief is for the M2 district as a whole, so none is stated for the district centroid. A full postcode gives a point read.
- Crime mix· not resolved
Recorded crime did not resolve: Greater Manchester Police currently supplies no crime data to police.uk (police.uk changelog, known issues), so no count can be given.
- Planning designations
Recorded at the M2 district centroid (Manchester LPA): Conservation area. No Article 4 direction.
- Letting economics
Recorded sales average 5 a year over 10 years; 0 in 2025. No rent figure is available, so no yield is stated.
- Neighbourhood
Nearest station St Peter's Square 4 min, 6 in range; 8 schools, nearest 2 min; 100 food shops within 1.2 km, 505 cafés/restaurants within 800 m, 24 GP/health within 1.5 km. Straight-line distances from OpenStreetMap; walk times assume 80 m/min. Measured from the M2 district centroid.
Resolved for this postcode: Sold-price evidence · Planning designations · Letting economics · Neighbourhood Not resolved: Price trend · Flood risk · Coal mining · Crime mix
Each line is a register reading for the area around this postcode, not a judgement about it or about any property. Read the sections, and verify anything that will drive your decision.
Sources are those of the sections each resolved read names: HM Land Registry Price Paid Data (sold-price evidence), MHCLG Planning Data platform (planning designations), ONS Price Index of Private Rents over Land Registry type-matched medians (letting economics), and OpenStreetMap with data.police.uk (neighbourhood). No source is named for the price trend, flood risk, coal mining and crime mix reads, which did not resolve here. Every figure here also appears, with its own footnote, in the section it came from.
Executive Summary
M2 is a postcode district in Manchester (North West), assessed district-wide from its centroid. 45 in-district sales, 2016–2025: too few to state a median.
No year-on-year move is stated: neither 2024 (3 sales) nor 2025 (0 sales) carries enough sales to place a median.
No sales were recorded in the most recent full year (2025), which is why confidence in these figures is rated low. Treat every price figure as directional.
This median describes sales across the whole of M2, not any individual property. Land Registry Price Paid Data records the price only, not the condition, size or tenure of what was sold, so it cannot be used as a valuation of a specific home.
Behind these figures
Summary derived from HM Land Registry Price Paid Data (the same deduped in-district transaction set as every price figure in this brief) and the Postcodes.io location lookup. Market-trajectory and sales-activity labels use fixed thresholds shown against each signal.
Sold Prices & Trend
Sold price data as of September 2026.
Too few recorded sales in M2 to state a typical price. 45 sales are on record across 10 years, ranging from £175,000 to £499,000. That spread is the honest picture — a median drawn from this many sales would carry a wider margin of error than the price differences you are trying to judge, so none is shown.
Only 45 transactions on record for M2 in this window — individual sales are shown, but there is no basis for a typical price.
Price Trend (10-Year)
| Year | Sales | Median | Change |
|---|---|---|---|
| 2016low volume | 21 | £345,000 £310,000 – £377,000 | — |
| 2017low volume | 3 | — | — |
| 2018low volume | 1 | — | — |
| 2019low volume | 3 | — | — |
| 2020 | — | — | — |
| 2021low volume | 3 | — | — |
| 2022low volume | 5 | £251,500 £250,000 – £283,000 | -27.1% |
| 2023low volume | 6 | £327,500 £312,000 – £345,000 | +30.2% |
| 2024low volume | 3 | — | — |
| 2025 | — | — | — |
Years with no median had no recorded sales at all.
Years showing a sale count but no median had too few sales to place one: below five sales there is no meaningful range for a median to sit in, so none is stated.
Years marked low volume have a real median, but few enough sales that it could sit anywhere in the range shown beside it.
District Price Bands
No price band is quoted for M2. With 45 recorded sales in the whole window there is no reliable typical price to anchor one to, and a band built on this many sales would imply a precision the evidence cannot support. This is a deliberate omission, not missing data: the individual sales are listed with their addresses below.
- Only 45 recorded sales in M2 across the whole window, so every figure in this section carries a wide margin of error.
These are area statistics from Land Registry sold prices, not a valuation of any property or a mortgage-lending figure.
Source: HM Land Registry Price Paid Data, 2016–2025, postcode district M2. Deduplicated in-district transactions only.
Recent sales in M2
These are completed, registered sales from HM Land Registry Price Paid Data — not asking prices. Any negotiation after the sale agreed is not reflected in the recorded figure.
Source: HM Land Registry Price Paid Data, 2016–2025, postcode district M2. The 12 most recent deduplicated in-district sales, newest first; registered sale prices, not asking prices.
Street Price Ranking
Only 1 street in M2 clears the 12-sale minimum — enough to show, not enough to say which parts of the district are dearer.
| Street | Sales | Median | Likely range | vs area |
|---|---|---|---|---|
| King Street | 22 | £342,500 | £310,000–£365,000 | — |
Source: HM Land Registry Price Paid Data, 2016–2025, postcode district M2. Streets need at least 12 recorded sales to appear; 1 of 6 named streets qualify. These streets are listed together, not split into dearer and cheaper groups: their price ranges overlap too much to separate them.
Property Type Split
Housing stock mix for Manchester (the whole local authority), from the 2021 Census — this describes the area's dwellings, not the properties currently for sale.
Source: ONS Census 2021 (21 March 2021) table TS044 (Accommodation type), Manchester (E08000003), via Nomis. Granularity: Local authority.
Neighbourhood Profile
- Nearest school
- Abbey College Manchester · 2 min walk
- Schools in range
- 8
- Recorded crime (~1 mile)
- not available
- Nearest station
- St Peter's Square · 4 min walk
- Stations in range
- 6
- Line diversity
- —
- Nearest food shop
- Tesco Express · 2 min walk
- Shops & food outlets
- 100 shops · 505 cafés/restaurants
- Nearest green space
- Parsonage Gardens · 5 min walk
- Named parks in range
- 12
No resident commentary is shown for M2. This block is left empty rather than filled with generic or unverified text.
Neighbourhood inputs are what OpenStreetMap (stations, schools, amenities, parks) and data.police.uk (recorded crime) record within walking range of this postcode. Distances are straight-line; walk times assume 80 m/min.
Stations & Commute
The nearest major employment centre is Manchester, about 0.9 km away in a straight line from the M2 district centre. Actual travel time depends on road and rail connections — check National Rail or a mapping app for door-to-door times.
- St Peter's SquareTram4 min walk248 m
- Market StreetTram6 min walk405 m
- Exchange SquareTram6 min walk463 m
- Piccadilly GardensTram7 min walk494 m
- ShudehillTram9 min walk643 m
- Deansgate-CastlefieldTram10 min walk734 m
Walk times are estimates from straight-line distance at 80 m/min (~4.8 km/h), not routed walking directions.
Stations from OpenStreetMap (Overpass). Modes and lines are deduplicated from OSM tags. Commute distance is straight-line to the nearest major employment centre — not a timetabled journey time.
Schools
- Abbey College ManchesterSecondary Ofsted report2 min walk110 m
- BIMM Institute ManchesterCollege / sixth form Ofsted report6 min walk430 m
- FutureworksCollege / sixth form Ofsted report8 min walk621 m
- Chetham's School of MusicSecondary Ofsted report9 min walk669 m
- The Manchester College (Shena Simon Campus)College / sixth form Ofsted report10 min walk734 m
- The Manchester College (City Campus)College / sixth form Ofsted report12 min walk922 m
- Ada National College for Digital SkillsCollege / sixth form Ofsted report14 min walk1.1 km
- The Cathedral School of St Peter and St John RC PrimaryPrimary Ofsted report16 min walk1.2 km
Schools from OpenStreetMap (Overpass); nearest 8 within range. Distances are straight-line, walk times estimated at 80 m/min. Ratings via each school's official Ofsted report (reports.ofsted.gov.uk).
Local Amenities
- Tesco ExpressConvenience store2 min
- The White CompanyDepartment store3 min
- Sainsbury's LocalConvenience store3 min
- Holland & BarrettHealth food3 min
- Bisous BisousBakery3 min
- Manchester Gifts Convenience StoreConvenience store3 min
- 10 Tib LaneRestaurant1 min
- New Wave RamenRestaurant1 min
- Bold Street CoffeeCafé1 min
- SubwayFast food1 min
- Armenian TavernaRestaurant1 min
- Wright's Fish & Chip ShopFast food1 min
- Optimax Laser Eye ClinicClinic1 min
- SkinClinic1 min
- Destination SkinClinic2 min
- Skinspace UKClinic2 min
- Pall Mall MedicalGP surgery2 min
Amenities from OpenStreetMap (Overpass). Counts are what OSM records within range (supermarkets/food ≤1.2 km, cafés/restaurants ≤800 m, health ≤1.5 km); distances are straight-line, walk times estimated at 80 m/min.
Crime Breakdown
No crime count is shown for the M2 district centroid. Greater Manchester Police currently supplies no crime data to police.uk (police.uk changelog, known issues), so no count can be given.
Crime: data.police.uk street-level crimes (England & Wales), checked against the data.police.uk changelog of forces that did not supply a month.
Planning Activity & Risk Flags
Risk flags
1 planning designation recorded at the M2 district centroid — designations are point-specific, so a full postcode gives the picture for an exact address.
Extra controls on alterations, demolition, materials and tree work to preserve the area's character; permitted-development rights are narrower than normal.
Designation documentLive planning-application counts aren't available from any free national feed, so none is shown here (a figure would be guesswork). To see current and recent applications for a specific address, search the Manchester planning portal.
Open the council planning portalPlanning designations: MHCLG Planning Data platform (planning.data.gov.uk), point-in-polygon at the coordinates · LPA: Manchester LPA. Each designation's date is its official designation/start date. Listed-building status is not assessed here: the source is building-outline polygons, and a postcode centroid rarely falls inside one, so a miss is not evidence that the property is unlisted. Check the address on the National Heritage List for England (historicengland.org.uk) or Cadw for Wales. Live applications are not shown — check the council portal (www.manchester.gov.uk).
Flood, Climate & Resilience
Flood risk varies across M2. The Environment Agency flood areas and any live warnings below are shown for the district as a whole.
6 Environment Agency flood areas within 3km — nearest is “River Irwell at Salford from Victoria Station to Regent Bridge” (River Irwell), about ~588m away. Distances are approximate (measured to each area’s centre).
- River Irwell at Salford from Victoria Station to Regent BridgeRiver Irwellwarning~588m
- River Medlock at Manchester City CentreRiver Medlockwarning~816m
- River Irk at Cheetham HillRiver Irkwarning~1.6km
- River Irwell at Salford, Lower BroughtonRiver Irwellwarning~1.8km
- River Medlock at Ardwick, Linton Grove and parts of Harding Street, Tutbury StreetRiver Medlockwarning~1.9km
- River Medlock at Ardwick, Grace Walk, and parts of Palmerston Street and Ancoats GroveRiver Medlockwarning~2.0km
- Generate a brief for a full postcode to get the flood zone at that postcode's centroid — then verify the exact plot at flood-map-for-planning.service.gov.uk.
- Check the surface-water flood layer separately — it is a distinct hazard from the river/sea flooding assessed here.
Source: Environment Agency open data, queried at the validated coordinates: Flood Warning/Alert Areas. Indicative and area-modelled — not a property-specific flood risk assessment. Confirm at flood-map-for-planning.service.gov.uk. Live flood warnings are not shown in guides; a full postcode brief checks them when it is generated.
Buying Costs
Council tax: Manchester area Band D £2,312/yr — the whole bill, including county, police, fire, parish and adult social care precepts. MHCLG council tax levels 2026/27. Bands A–H derived via the statutory multipliers (A=6/9 … D=1 … H=2). Use the gov.uk checker for a property's confirmed band.
Rental Snapshot
£1,373 pcm is the average rent currently being paid across all private tenancies in Manchester, from the ONS Price Index of Private Rents, August 2026.
These two breakdowns describe the same rental stock cut two different ways — they are not a cross-tabulation. ONS publishes no figure for, say, a two-bed flat, so one cannot be read off the two groups together.
Rents: ONS Price Index of Private Rents (PIPR), local-authority level for England and Wales, published monthly. PIPR price levels are a weighted geometric average of modelled prices across the private rental STOCK — not a median, and PIPR publishes no quartiles. England and Wales inputs are achieved rents (what tenants actually pay) across a mix of new and existing tenancies. Bedroom and property-type figures are separate breakdowns of the same stock, not a cross-tabulation: there is no "two-bed flat" figure. See the ONS 'Private rent and house prices, UK' bulletin (https://www.ons.gov.uk/economy/inflationandpriceindices/bulletins/privaterentandhousepricesuk/latest).
Letting Economics
Not available — no property type had both a published rent and at least 100 recorded sales of that type in this district.
45 recorded sales over 10 years; 0 in 2025.
Gross yield: ONS Price Index of Private Rents (local-authority, by property type) ÷ HM Land Registry median sold price for the same property type in this district. The rent covers the whole local authority and the price covers the postcode district, so the two grains differ; the rent is also a stock average and sits below new-let rates. Sales velocity: HM Land Registry recorded in-district sales per year. No tenant-demand, void or days-to-let data is used because none is available from a free national feed.
Energy Performance (EPC)
Energy performance: MHCLG EPC Register (England & Wales), searched by full postcode. Address-level certificates: find-energy-certificate.service.gov.uk.
Air Quality
Air quality: DEFRA / ERG real-time monitoring index — no urban background or suburban station within 5 km of this location.
What this guide does not say
- No school grade. Each school is named with its distance and a link to its official Ofsted report page; the brief does not hold a verifiable per-school ratings feed and does not assert one.
- No development schemes. There is no national planning-application feed; planning designations at the district centroid are shown with their official reference and date instead.
- No valuation, offer figure or price forecast. District medians describe sales across the whole district, not any property.
- No year-on-year move unless it clears the margins of error of the two medians it is drawn from. Where it does not, that is said.
- No point measures for a whole district. A flood zone or an EPC profile belongs to an address; generate a brief for a full postcode for those.
- No resident commentary, testimonial or editorial verdict.
Sources
18 of 18 sections carry a source line. Generated 15 October 2026 · register edition September 2026.
- What homes in M2 sold for in 2025
- Source: HM Land Registry Price Paid Data, September 2026 edition (published 28 September 2026). Standard sales (Category A) in postcode district M2 with a transfer date in 2025. Flats are property type F; houses are types D, S and T (detached, semi-detached, terraced). Median and quartiles by nearest rank. A type's figures are stated from 30 sales in the year.
- What the Registers Record
- Sources are those of the sections each resolved read names: HM Land Registry Price Paid Data (sold-price evidence), MHCLG Planning Data platform (planning designations), ONS Price Index of Private Rents over Land Registry type-matched medians (letting economics), and OpenStreetMap with data.police.uk (neighbourhood). No source is named for the price trend, flood risk, coal mining and crime mix reads, which did not resolve here. Every figure here also appears, with its own footnote, in the section it came from.
- Executive SummarySPARSE
- Summary derived from HM Land Registry Price Paid Data (the same deduped in-district transaction set as every price figure in this brief) and the Postcodes.io location lookup. Market-trajectory and sales-activity labels use fixed thresholds shown against each signal.
- Sold Prices & TrendSPARSE
- Source: HM Land Registry Price Paid Data, 2016–2025, postcode district M2. Deduplicated in-district transactions only.
- Recent sales in M2
- Source: HM Land Registry Price Paid Data, 2016–2025, postcode district M2. The 12 most recent deduplicated in-district sales, newest first; registered sale prices, not asking prices.
- Street Price RankingSPARSE
- Source: HM Land Registry Price Paid Data, 2016–2025, postcode district M2. Streets need at least 12 recorded sales to appear; 1 of 6 named streets qualify. These streets are listed together, not split into dearer and cheaper groups: their price ranges overlap too much to separate them.
- Property Type Split
- Source: ONS Census 2021 (21 March 2021) table TS044 (Accommodation type), Manchester (E08000003), via Nomis. Granularity: Local authority.
- Neighbourhood Profile
- Neighbourhood inputs are what OpenStreetMap (stations, schools, amenities, parks) and data.police.uk (recorded crime) record within walking range of this postcode. Distances are straight-line; walk times assume 80 m/min.
- Stations & Commute
- Stations from OpenStreetMap (Overpass). Modes and lines are deduplicated from OSM tags. Commute distance is straight-line to the nearest major employment centre — not a timetabled journey time.
- Schools
- Schools from OpenStreetMap (Overpass); nearest 8 within range. Distances are straight-line, walk times estimated at 80 m/min. Ratings via each school's official Ofsted report (reports.ofsted.gov.uk).
- Local Amenities
- Amenities from OpenStreetMap (Overpass). Counts are what OSM records within range (supermarkets/food ≤1.2 km, cafés/restaurants ≤800 m, health ≤1.5 km); distances are straight-line, walk times estimated at 80 m/min.
- Crime BreakdownUNAVAILABLE
- Crime: data.police.uk street-level crimes (England & Wales), checked against the data.police.uk changelog of forces that did not supply a month.
- Planning Activity & Risk FlagsSPARSE
- Planning designations: MHCLG Planning Data platform (planning.data.gov.uk), point-in-polygon at the coordinates · LPA: Manchester LPA. Each designation's date is its official designation/start date. Listed-building status is not assessed here: the source is building-outline polygons, and a postcode centroid rarely falls inside one, so a miss is not evidence that the property is unlisted. Check the address on the National Heritage List for England (historicengland.org.uk) or Cadw for Wales. Live applications are not shown — check the council portal (www.manchester.gov.uk).
- Flood, Climate & Resilience
- Source: Environment Agency open data, queried at the validated coordinates: Flood Warning/Alert Areas. Indicative and area-modelled — not a property-specific flood risk assessment. Confirm at flood-map-for-planning.service.gov.uk. Live flood warnings are not shown in guides; a full postcode brief checks them when it is generated.
- Buying Costs
- Council tax: Manchester area Band D £2,312/yr — the whole bill, including county, police, fire, parish and adult social care precepts. MHCLG council tax levels 2026/27. Bands A–H derived via the statutory multipliers (A=6/9 … D=1 … H=2). Use the gov.uk checker for a property's confirmed band.
- Rental Snapshot
- Rents: ONS Price Index of Private Rents (PIPR), local-authority level for England and Wales, published monthly. PIPR price levels are a weighted geometric average of modelled prices across the private rental STOCK — not a median, and PIPR publishes no quartiles. England and Wales inputs are achieved rents (what tenants actually pay) across a mix of new and existing tenancies. Bedroom and property-type figures are separate breakdowns of the same stock, not a cross-tabulation: there is no "two-bed flat" figure. See the ONS 'Private rent and house prices, UK' bulletin (https://www.ons.gov.uk/economy/inflationandpriceindices/bulletins/privaterentandhousepricesuk/latest).
- Letting Economics
- Gross yield: ONS Price Index of Private Rents (local-authority, by property type) ÷ HM Land Registry median sold price for the same property type in this district. The rent covers the whole local authority and the price covers the postcode district, so the two grains differ; the rent is also a stock average and sits below new-let rates. Sales velocity: HM Land Registry recorded in-district sales per year. No tenant-demand, void or days-to-let data is used because none is available from a free national feed.
- Energy Performance (EPC)SPARSE
- Energy performance: MHCLG EPC Register (England & Wales), searched by full postcode. Address-level certificates: find-energy-certificate.service.gov.uk.
- Air QualityUNAVAILABLE
- Air quality: DEFRA / ERG real-time monitoring index — no urban background or suburban station within 5 km of this location.
Read the registers for a full M2 postcode
A full postcode gives the point reads a district cannot: the flood zone at the address, the EPC profile of its certified homes, planning designations at the plot, and the nearest schools and stations measured from it.