The Top 10 Cheapest Places to Live in Manchester

Like the rest of the UK, Manchester’s housing prices have been rising steadily in recent years, making it one of the most in-demand cities on the property market. According to the ONS, Manchester saw a 4.4% increase in property prices between January 2025 and January 2026, compared to 3.1% across the rest of the North West.

These price rises are great news for anybody looking to sell a home in Manchester, but for first-time buyers, finding an affordable property can be a tricky task. So, what’s the cheapest place to live in Manchester? We’ll count down the top ten most affordable areas to help you find the perfect place to invest.

Key takeaways

• The average house price in Manchester’s most affordable areas is generally between £195,000 and £215,000, with some outliers.

• Most of Manchester’s cheapest regions are rising in price, making for great investment opportunities.

• While some areas have a shaky reputation, restoration efforts are ongoing to make Manchester’s rougher areas more appealing for first-time buyers.

The cheapest areas in Manchester

Looking for Manchester’s cheapest housing prices? Here’s a quick table that shows the most affordable regions in the city:

Manchester's Top 10 Most Affordable Areas

Even though Manchester’s housing prices are rising each year, there are still plenty of options for affordable places to live in the city, but what’s it like living in these areas? Take a tour of our top ten to see what life is like in Manchester’s cheapest regions:

1. Harpurhey

• Location: M9

• Distance to city centre: Approx. 2.3 miles (11 minutes by car; 21 minutes by public transport)

• Average house price: £143,959

• Annual change: ~0%

Harpurhey has a rough reputation as one of the UK’s most deprived communities, with a crime rate of 302.1 per 1,000 residents. However, with plenty of green spaces, community restoration efforts, and a low entry price to the housing market, it’s become increasingly common for first-time buyers to start their journey in the neighbourhood in recent years.

2. Openshaw

• Location: M11

• Distance to city centre: Approx. 3.1 miles (14 minutes by car; 35 minutes by public transport)

• Average house price: £195,446

• Average change: +10%

With Co-Op Live and the Etihad Stadium just a stone’s throw away, Openshaw is a well-connected and affordable region in the east of Manchester. It enjoys good transport links to the centre, with Victorian terraced housing lining the street and plenty of access to shops. Still, it struggles with a reputation for crime, so make sure to do your research before committing to a move.

3. Newton Heath

• Location: M80

• Distance to city centre: Approx. 3.8 miles (16 minutes by car; 31 minutes by public transport)

• Average house price: £195,554

• Average change: +11%

Once home to Manchester United FC in the 1800s, Newton Heath lies to the north east of the city centre, surrounded by brooks and rivers. With housing prices increasing by 11% in the area last year, it’s becoming a popular choice with first-time buyers looking to invest in an upcoming location.

4. Cheetham Hill

• Location: M8

• Distance to city centre: Approx. 1 mile (5 minutes by car; 15 minutes by public transport)

• Average house price: £196,290

• Average change: -3%

If you’re looking for an affordable home near the centre of Manchester, Cheetham Hill is one of the most convenient areas in our rankings. Lying on the west bank of the River Irk, the region is home to the Museum of Transport, the AO Arena, and plenty of easily-accessible green spaces. Although it has a rough reputation, Cheetham Hill’s location makes it a promising area to invest in, with a diverse community and many transport links.

5. Belle Vue

• Location: M4, M12, and M18

• Distance to city centre: Approx. 3.3 miles (17 minutes by car; 44 minutes by public transport)

• Average house price: £196,970

• Average change: +5%

Belle Vue is next up with an average house price of over £196,000 over the past year, according to Rightmove. The area’s housing stock is mostly made up of old, terraced homes of the Victorian and Edwardian ilk, plus some post-war semi-detached homes that tend to sell for around the £250,000 mark. As well as being one of the cheapest places to live in Manchester, it has many schools rated ‘Good’ or ‘Outstanding’ by Ofsted, making it a strong choice for families.

6. Moston

• Location: M9 and M40

• Distance to city centre: Approx. 3.8 miles (14 minutes by car; 34 minutes by public transport)

• Average house price: £204,974

• Average change: +6%

Listed as “one of the ideal places for first-time buyers to get a foot on the property ladder” back in 2023, Moston’s house prices have been steadily rising year on year. With 65% of the community owning their homes, it’s one of the most affordable areas of Manchester to buy a property, and a promising area to invest in.

7. Gorton

• Location: M12 and M18

• Distance to city centre: Approx. 4.1 miles (20 minutes by car; 40 minutes by public transport)

• Average house price: £205,525

• Average change: +7%

Lying between Manchester’s city centre and Ashton-under-Lyne, Gorton is a convenient area to commute to both locations. After a surprising dip in housing prices, the market has rebounded in the region, thanks to ongoing regeneration work and a new public square. Although the area has higher than average crime rates, it’s expected to receive further investment from the council, so securing a property early could pay off in years to come.

8. Moss Side

• Location: M14

• Distance to city centre: Approx. 2.6 miles (17 minutes by car; 26 minutes by public transport)

• Average house price: £213,842

• Average change: +2%

Moss Side is preceded by a rough reputation, but with a number of ‘Outstanding’ schools and new housing developments, its property prices are steadily increasing. Its status as a crime hotspot is starting to fade, with many local organisations working to bolster community spirit in the area. Serving as a hotspot for Manchester’s Caribbean diaspora, the neighbourhood hosts a carnival each year, with green spaces like Alexandra Park offering a place to unwind.

9. Longsight

• Location: M12, M13, and M14

• Distance to city centre: Approx. 3.1 miles (19 minutes by car; 35 minutes by public transport)

• Average house price: £214,418

• Average change: +1%

Longsight takes ninth place on our list of the cheapest places to live in Manchester, with houses typically selling for just over £214,000, according to Rightmove. The area is known for its bustling market and diverse multicultural community, with plenty of local amenities to make good use of. It’s in a convenient location for commuting, but traffic can be a problem during the busiest times of the day, so make sure you plan your trips ahead of time.

10. Beswick

• Location: M11 and M40

• Distance to city centre: Approx. 2.3 miles (12 minutes by car; 26 minutes by public transport)

• Average house price: £214,677

• Average change: +2%

Rounding out our list of Manchester’s cheapest areas is Beswick. The neighbourhood isn’t without its issues, as its crime rate is relatively high, but regeneration efforts are making it a much more appealing area to purchase a home. Thanks to its proximity to the Etihad Stadium, Beswick is popular with football fans, but many young professionals are also starting to move to the area to take advantage of its affordability and easy commuting links.

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