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Neighbourhood · Manchester

Clayton Vale: house prices and how the area is changing

Official figures for the Clayton Vale neighbourhood of Manchester, England (ONS area Manchester 012). Headline figures assembled 14 October 2026. Postcodes M11, M40, M43. Figures that read a point use the neighbourhood's centre, near M11 4RR.

One of the most income-deprived neighbourhoods in England, with signals pointing away from gentrification

Clayton Vale is one of the most income-deprived neighbourhoods in England. But area signals point away from gentrification against Manchester (3 of 17 signals falling, none rising). Houses here typically resell for £182,500 (median resale price, 2023-2025). Schools nearby are improving in line with the council's and the nearest railway station, Ashburys, is 2.2 km from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 14 October 2026; source dates are shown below.

Typical house price

£182,500

Median resale price of houses in the neighbourhood, 2023-2025; +66% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Among the most income-deprived

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

Moving the other way

Weighted balance -0.12; 0 of 17 signals up, 3 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 1.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£34,900

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 Clayton Vale sits in Manchester

  • Typical house price: 7th lowest of the 54 neighbourhoods in Manchester with enough house sales for one
  • Average household income: the lowest of 59 neighbourhoods in Manchester

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 14 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 Clayton Vale

House prices: Clayton Vale against Manchester: This neighbourhood £18k (1995) to £198k (2026); Manchester £34k (1995) to £284k (2026).£49k£250k2026202120162011200620011995This neighbourhood£198kManchester£284k
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).

Source: HM Land Registry Price Paid Data, held locally and checked 14 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

0 of 17 counted signals point towards rising affluence against Manchester, 3 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.

Falling behind the borough

  • Recent price momentum
  • Air quality
  • Homes selling

Stations and schools nearby

Nearest station

  • Ashburys Railway station, 2.2 km from the neighbourhood's centre in a straight line. About 7.6 trains an hour leave between 07:00 and 19:00 on a weekday: Northern to Manchester Piccadilly (about 6 min) and Hadfield (about 34 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 St Willibrord's RC Primary School 80 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Nov 2022).
  • Nearest state secondary school Droylsden Academy 1.5 km from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Sep 2022).

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 Clayton Vale

What is the typical house price in Clayton Vale?

£182,500. Median resale price of houses in the neighbourhood, 2023-2025; +66% against 2017-2019.

How does Clayton Vale compare with the rest of Manchester?

Typical house price: 7th lowest of the 54 neighbourhoods in Manchester with enough house sales for one. Average household income: the lowest of 59 neighbourhoods in Manchester.

Is Clayton Vale an affluent area?

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

Is Clayton Vale gentrifying?

Moving the other way. Weighted balance -0.12; 0 of 17 signals up, 3 down, against the borough.

What is the nearest station to Clayton Vale?

Ashburys. Railway station, 2.2 km from the neighbourhood's centre in a straight line. About 7.6 trains an hour leave between 07:00 and 19:00 on a weekday: Northern to Manchester Piccadilly (about 6 min) and Hadfield (about 34 min).

Which state schools are nearest to Clayton Vale?

Nearest state primary school. St Willibrord's RC Primary School. 80 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Nov 2022). Nearest state secondary school. Droylsden Academy. 1.5 km from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Sep 2022).

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.