Neighbourhood · Manchester

Baguley East & Wythenshawe Park: house prices and how the area is changing

Official figures for the Baguley East & Wythenshawe Park neighbourhood of Manchester, England (ONS area Manchester 048). Headline figures assembled 15 October 2026. Postcodes M23. Figures that read a point use the neighbourhood's centre, near M23 1HH.

A neighbourhood with below-average incomes, changing little against Manchester

Baguley East & Wythenshawe Park is a neighbourhood with below-average incomes; it is changing little against Manchester (few signs of gentrification: 2 of 18 signals rising, 2 falling). Houses here typically resell for £260,000 and flats for £150,500 (median resale prices, 2023-2025). Schools nearby are improving slower than the council's and the nearest railway station, Gatley, is 3.4 km from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 15 October 2026; source dates are shown below.

Typical house price

£260,000

Median resale price of houses in the neighbourhood, 2023-2025; +53% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£150,500

Median resale price of flats in the neighbourhood, 2023-2025; +38% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Below average income

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Few signs

Weighted balance -0.05; 2 of 18 signals up, 2 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 2 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 5 small areas range from decile 1 to 5.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£40,800

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Schools getting better

Slower than the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Baguley East & Wythenshawe Park sits in Manchester

Typical house price: 24th highest of the 54 neighbourhoods in Manchester with enough house sales for one
Typical flat price: 9th lowest of the 37 neighbourhoods in Manchester with enough flat sales for one
Average household income: joint 25th lowest of 59 neighbourhoods in Manchester

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 15 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Baguley East & Wythenshawe Park

Median resale price of houses each year here and across Manchester, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Median resale price of flats each year here and across Manchester, 2003 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 15 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

2 of 18 counted signals point towards rising affluence against Manchester, 2 the other way and 14 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

Income deprivation ranking
Air quality

Falling behind the borough

Schools improving
Home improvement applications

Stations and schools nearby

Nearest station

Gatley Railway station, 3.4 km from the neighbourhood's centre in a straight line. About 6 trains an hour leave between 07:00 and 19:00 on a weekday: Northern to Manchester Airport (about 7 min) and Crewe (about 50 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

Nearest state primary school Baguley Hall Primary School 280 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Mar 2025).
Nearest state secondary school Dixons Brooklands Academy 1.1 km from the neighbourhood's centre. Ofsted: No overall grade: Good in 1 area, Requires improvement in 3 (Nov 2024).

Schools: Department for Education, Get Information about Schools (13 October 2026); inspections: Ofsted's management information as at 31 August 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Baguley East & Wythenshawe Park

What is the typical house price in Baguley East & Wythenshawe Park?

£260,000. Median resale price of houses in the neighbourhood, 2023-2025; +53% against 2017-2019.

How does Baguley East & Wythenshawe Park compare with the rest of Manchester?

Typical house price: 24th highest of the 54 neighbourhoods in Manchester with enough house sales for one. Typical flat price: 9th lowest of the 37 neighbourhoods in Manchester with enough flat sales for one. Average household income: joint 25th lowest of 59 neighbourhoods in Manchester.

Is Baguley East & Wythenshawe Park an affluent area?

Below average income. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Baguley East & Wythenshawe Park gentrifying?

Few signs. Weighted balance -0.05; 2 of 18 signals up, 2 down, against the borough.

What is the nearest station to Baguley East & Wythenshawe Park?

Gatley. Railway station, 3.4 km from the neighbourhood's centre in a straight line. About 6 trains an hour leave between 07:00 and 19:00 on a weekday: Northern to Manchester Airport (about 7 min) and Crewe (about 50 min).

Which state schools are nearest to Baguley East & Wythenshawe Park?

Nearest state primary school. Baguley Hall Primary School. 280 m from the neighbourhood's centre. Ofsted: No overall grade: Good in 4 areas (Mar 2025). Nearest state secondary school. Dixons Brooklands Academy. 1.1 km from the neighbourhood's centre. Ofsted: No overall grade: Good in 1 area, Requires improvement in 3 (Nov 2024).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.