Postcode · Manchester

M4 5EP area guide

Who lives in M4 5EP, what homes sell for, and how it compares on crime, schools and transport.

Neighbourhood: Piccadilly & Ancoats
Council: Manchester
Region: North West
Neighbourhood population: 1,187 (2024)

M4 5EPManchester

At a glance

What M4 5EP is like

M4 5EP is a postcode in the Piccadilly & Ancoats area of Manchester. Because census and crime data isn’t published for single postcodes, the figures here cover the surrounding neighbourhood of about 1,187 people. 25% of households own their home, 70.5% rent privately and 3.6% are in social housing. The largest age group is 25–29, and 83% of adults are in work. On deprivation, it sits near the middle of the scale for England. Higher-harm crime is well above the England and Wales average. Homes in M4 5 sold for a median of £258,000 over the year to August 2026.

Scores

How M4 5EP compares

Headline figures for M4 5EP, 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

10/ 10

Higher than most: 50.8 higher-harm crimes per 1,000 people a year vs 31.3 nationally.

House pricesMore

£258,000

Median over 32 sales in M4 5, −14% on the year before.

TransportMore

10.0/ 10

Excellent: 15 stations within a mile, 102 bus stops within 800m.

SchoolsMore

80%

Rated good or better across 10 inspected schools within 1 mile.

Household incomeMore

£46,217

Average annual income before tax, higher than 31% of neighbourhoods in England and Wales.

What stands out

Worth knowing before you invest

Where M4 5EP differs most from the national average.

01
A big private rental marketPositive
70.5% of households rent privately, against 20.5% across England. Tenant demand is established here.
02
Higher crime than mostLook closer
50.8 higher-harm crimes per 1,000 people a year, against 31.3 across England and Wales.
03
A young populationPositive
70.8% of residents are aged 20 to 34 (the peak renting age), against 19.6% across England.
04
Prices fallingLook closer
The median sale price in M4 5 is down 14% on the year before.
05
Well connectedPositive
15 stations within a mile and 102 bus stops within a ten-minute walk.

Questions

M4 5EP FAQs

Is M4 5EP 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 50.8 per 1,000 people a year, band 10 of 10 nationally. 80% of the inspected schools nearby are rated good or better. Transport connectivity scores 10.0 out of 10 (excellent).

How much does a house cost in M4 5EP?

The median sale price over the last year was £258,000.

Homes in M4 5 sold for a median of £258,000 across 32 sales in the year to August 2026, −14% on the year before. Prices come from HM Land Registry’s record of every residential sale.

Is M4 5EP safe?

How recorded crime here compares with the national average.

Higher-harm crime (violence, robbery, burglary, vehicle crime and weapons offences) runs at 50.8 offences per 1,000 people a year around M4 5EP, well above the 31.3 average across England and Wales, band 10 of 10.

Who lives in M4 5EP?

Age, home ownership and housing from the census.

The largest age group is 25–29, at 31.8% of residents. 25% of households own their home. The most common property type is purpose-built flat (57.7%).

Which council covers M4 5EP?

The local authority for M4 5EP is Manchester.

M4 5EP comes under Manchester in the North West. Council tax, planning applications and bin collections are handled there.

How well connected is M4 5EP?

Connectivity scores 10.0 out of 10.

There are 102 bus stops within 800m and 15 stations and tram stops within a mile, scoring 10.0 out of 10 (excellent). The nearest station is Shudehill (Manchester Metrolink), 0.4 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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