Neighbourhood · Manchester

Baguley West & Brooklands: house prices and how the area is changing

Official figures for the Baguley West & Brooklands neighbourhood of Manchester, England (ONS area Manchester 047). Headline figures assembled 15 October 2026. Postcodes M23, M33, WA15. Figures that read a point use the neighbourhood's centre, near M23 9EA.

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

Baguley West & Brooklands is a neighbourhood with below-average incomes; it is changing little against Manchester (few signs of gentrification: 1 of 18 signals rising, 1 falling). Houses here typically resell for £296,000 and flats for £175,000 (median resale prices, 2023-2025). Schools nearby are improving in line with the council's and the nearest railway station, Navigation Road, is 2.7 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

£296,000

Median resale price of houses in the neighbourhood, 2023-2025; +49% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£175,000

Median resale price of flats in the neighbourhood, 2023-2025; +37% 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; 1 of 18 signals up, 1 down, against the borough.

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

Deprivation

Decile 1 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 7.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£45,400

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

Source: Office for National Statistics

Schools getting better

In line with the council's

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

Source: Ofsted, Department for Education

Where Baguley West & Brooklands sits in Manchester

Typical house price: 16th highest of the 54 neighbourhoods in Manchester with enough house sales for one
Typical flat price: joint 18th lowest of the 37 neighbourhoods in Manchester with enough flat sales for one
Average household income: 19th highest 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 West & Brooklands

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, 1996 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

1 of 18 counted signals point towards rising affluence against Manchester, 1 the other way and 16 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

Air quality

Falling behind the borough

Home improvement applications

Stations and schools nearby

Nearest station

Navigation Road Railway station, 2.7 km from the neighbourhood's centre in a straight line. About 2.3 trains an hour leave between 07:00 and 19:00 on a weekday: Northern to Chester (57 to 64 min) and Manchester Piccadilly (about 25 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 Sandilands Primary School 260 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Mar 2023).
Nearest state secondary school Dixons Brooklands Academy 530 m 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 West & Brooklands

What is the typical house price in Baguley West & Brooklands?

£296,000. Median resale price of houses in the neighbourhood, 2023-2025; +49% against 2017-2019.

How does Baguley West & Brooklands compare with the rest of Manchester?

Typical house price: 16th highest of the 54 neighbourhoods in Manchester with enough house sales for one. Typical flat price: joint 18th lowest of the 37 neighbourhoods in Manchester with enough flat sales for one. Average household income: 19th highest of 59 neighbourhoods in Manchester.

Is Baguley West & Brooklands an affluent area?

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

Is Baguley West & Brooklands gentrifying?

Few signs. Weighted balance -0.05; 1 of 18 signals up, 1 down, against the borough.

What is the nearest station to Baguley West & Brooklands?

Navigation Road. Railway station, 2.7 km from the neighbourhood's centre in a straight line. About 2.3 trains an hour leave between 07:00 and 19:00 on a weekday: Northern to Chester (57 to 64 min) and Manchester Piccadilly (about 25 min).

Which state schools are nearest to Baguley West & Brooklands?

Nearest state primary school. Sandilands Primary School. 260 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Mar 2023). Nearest state secondary school. Dixons Brooklands Academy. 530 m 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.