Postcode district · Manchester

M21 area guide

Who lives in M21, what homes sell for, and how it compares on crime, schools and transport.

Council: Manchester
Region: North West
Population: 38,591 (2024)

M21Postcode district · Manchester

At a glance

What M21 is like

The M21 postcode district in Manchester covers 723 live postcodes and is home to about 38,591 people in 15,939 households. 56.1% of households own their home, 24.9% rent privately and 18.4% are in social housing. The largest age group is 25–29, and 61.4% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is above the England and Wales average. Homes in M21 sold for a median of £424,000 over the year to August 2026.

Scores

How M21 compares

Headline figures for M21, set against England as a whole.

AffluenceMore

5.0/ 10

Around the middle. Scored from 1 (most deprived in England) to 10 (least deprived).

CrimeMore

9/ 10

Higher than most: 43.6 higher-harm crimes per 1,000 people a year vs 31.3 nationally.

House pricesMore

£424,000

Median over 356 sales in M21, +5% on the year before.

TransportMore

6.0/ 10

Very good: 8 stations within a mile, 41 bus stops within 800m.

SchoolsMore

79%

Rated good or better across 14 inspected schools in M21.

Household incomeMore

£53,308

Average annual income before tax, higher than 51% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where M21 differs most from the national average.

01
Higher crime than mostLook closer
43.6 higher-harm crimes per 1,000 people a year, against 31.3 across England and Wales.
02
A young populationPositive
24.2% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.
03
A big private rental marketPositive
24.9% of households rent privately, against 20.5% across England. Tenant demand is established here.
04
Well connectedPositive
8 stations within a mile and 41 bus stops within a ten-minute walk.

Questions

M21 FAQs

Is M21 a good place to live?

Deprivation, crime, schools and transport at a glance.

It scores 5.0 out of 10 on the English Indices of Deprivation 2025, where 10 is the least deprived in England. Higher-harm crime runs at 43.6 per 1,000 people a year, band 9 of 10 nationally. 79% of the inspected schools nearby are rated good or better. Transport connectivity scores 6.0 out of 10 (very good).

How much does a house cost in M21?

The median sale price over the last year was £424,000.

Homes in M21 sold for a median of £424,000 across 356 sales in the year to August 2026, +5% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is M21 safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 43.6 offences per 1,000 people a year around M21, above the 31.3 average across England and Wales, band 9 of 10.

Who lives in M21?

Age, home ownership and housing from the census.

The largest age group is 25–29, at 9.6% of residents. 56.1% of households own their home. The most common property type is semi-detached (43.7%).

Which council covers M21?

The local authority for M21 is Manchester.

M21 comes under Manchester in the North West. Council tax, planning applications and bin collections are handled there.

How well connected is M21?

Connectivity scores 6.0 out of 10.

There are 41 bus stops within 800m and 8 stations and tram stops within a mile, scoring 6.0 out of 10 (very good). The nearest station is St Werburgh's Road (Manchester Metrolink), 0.3 miles away.

Sources: Census 2021 (ONS); ONS mid-year population estimates; police recorded crime; the English, Welsh and Scottish indices of deprivation; ONS small area income estimates; ONS private rents; DfE, Welsh and Scottish school registers and Ofsted; DfT NaPTAN; ORR estimates of station usage; HM Land Registry Price Paid Data. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right.

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