The Beeches, Manchester
House prices, sold prices and local information for M20 2FR, M20 2AH, M20 2BG.
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At a glance
112 property sales on The Beeches, Manchester have been recorded by HM Land Registry since 2016. In the last 12 months 5 homes sold here for an average of £233,400. Most sales here are flat homes, which have sold for an average of £207,104. Average sale prices rose from £187,318 in 2016 to £249,000 in 2026 (+33%), though averages on a single street can swing with the mix of homes sold. That is 18% below the Manchester average of £284,352 over the same period. 29 homes here have sold more than once since 2016; 29 of them sold for more the second time. By property type, sales here have been 97% flat, 2% semi-detached, 1% detached. Recorded sale prices on The Beeches range from £70,000 to £1,900,000. 2% of homes sold here were freehold and 98% leasehold. Of 1,701 streets in Manchester with at least two sales in the last year, The Beeches ranks 1045th for average price.
House prices on The Beeches compared
Average sale price over the last 12 months. See all M20 house prices.
Average sale price by year
Tenure: 2% freehold and 98% leasehold across 122 recorded sales. Lease extension calculator.
Prices by property type
| Type | Sales | Average price | Last sold |
|---|---|---|---|
| Flat | 109 | £207,104 | 12 Feb 2026 |
| Semi-detached | 2 | £828,000 | 6 Dec 2021 |
| Detached | 1 | £1,900,000 | 29 Feb 2024 |
Sold prices on The Beeches
| Address | Date | Price | Type | Tenure |
|---|---|---|---|---|
| 11B, The Beeches M20 2FR | 12 Feb 2026 | £285,000 | Flat | Leasehold |
| Flat 6, 1, The Beeches M20 2BG | 29 Jan 2026 | £213,000 | Flat | Leasehold |
| Flat 7, 1, The Beeches M20 2BG | 19 Dec 2025 | £300,000 | Flat | Leasehold |
| Flat 2, Lindale House, 8, The Beeches M20 2BG | 12 Dec 2025 | £207,000 | Flat | Leasehold |
| Flat 11, Beech House, The Beeches M20 2AH | 26 Nov 2025 | £162,000 | Flat | Leasehold |
| Apartment 12, Wessex Lodge, 15, The Beeches M20 2FR | 28 Oct 2025 | £267,000 | Flat | Leasehold |
| Flat 5, Irnodale, 11, The Beeches M20 2FR | 24 Oct 2025 | £290,000 | Flat | Leasehold |
| Flat 24, Beech House, The Beeches M20 2AH | 31 Jul 2025 | £203,000 | Flat | Leasehold |
| Flat 33, Beech House, The Beeches M20 2AH | 28 Jul 2025 | £170,000 | Flat | Leasehold |
| Flat 1, Beech Court, 8A, The Beeches M20 2BG | 11 Jun 2025 | £230,000 | Flat | Leasehold |
| Flat 9, Irnodale, 11, The Beeches M20 2FR | 10 Jun 2025 | £225,000 | Flat | Leasehold |
| Flat 61, Beech House, The Beeches M20 2AH | 9 Jun 2025 | £155,000 | Flat | Leasehold |
| Flat 40, Beech House, The Beeches M20 2AH | 30 May 2025 | £180,250 | Flat | Leasehold |
| Flat 6, Irnodale, 11, The Beeches M20 2FR | 7 Mar 2025 | £275,000 | Flat | Leasehold |
| Flat 1, 4, The Beeches M20 2BG | 21 Jan 2025 | £190,000 | Flat | Leasehold |
| Flat 71, Beech House, The Beeches M20 2AH | 13 Jan 2025 | £177,000 | Flat | Leasehold |
| Flat 51, Beech House, The Beeches M20 2AH | 22 Nov 2024 | £176,500 | Flat | Leasehold |
| Flat 23, Beech House, The Beeches M20 2AH | 30 Oct 2024 | £165,000 | Flat | Leasehold |
| Flat 38, Beech House, The Beeches M20 2AH | 4 Oct 2024 | £172,000 | Flat | Leasehold |
| Apartment 27, Wessex Lodge, 13, The Beeches M20 2FR | 23 Aug 2024 | £247,500 | Flat | Leasehold |
| Flat 50, Beech House, The Beeches M20 2AH | 16 Aug 2024 | £170,000 | Flat | Leasehold |
| Flat 15, Beech House, The Beeches M20 2AH | 2 Aug 2024 | £110,000 | Flat | Leasehold |
| Flat 7, Highover House, The Beeches M20 2BG | 7 Jun 2024 | £215,000 | Flat | Leasehold |
| Apartment 19, Wessex Lodge, 14, The Beeches M20 2FR | 1 May 2024 | £280,000 | Flat | Leasehold |
| Flat 11, Highover House, The Beeches M20 2BG | 5 Apr 2024 | £182,500 | Flat | Leasehold |
| Flat 64, Beech House, The Beeches M20 2AH | 8 Mar 2024 | £135,000 | Flat | Leasehold |
| 7, The Beeches M20 2BG | 29 Feb 2024 | £1,900,000 | Detached | Freehold |
| Flat 4, Lindale House, 8, The Beeches M20 2BG | 15 Dec 2023 | £292,000 | Flat | Leasehold |
| Flat 1, 1, The Beeches M20 2BG | 7 Dec 2023 | £236,000 | Flat | Leasehold |
| 11A, The Beeches M20 2FR | 15 Sep 2023 | £268,000 | Flat | Leasehold |
| Flat 18, Beech House, The Beeches M20 2AH | 8 Sep 2023 | £170,000 | Flat | Leasehold |
| Flat 55, Beech House, The Beeches M20 2AH | 29 Aug 2023 | £170,000 | Flat | Leasehold |
| Flat 12, Beech House, The Beeches M20 2AH | 24 Aug 2023 | £170,500 | Flat | Leasehold |
| Flat 2, Beech Court, 8A, The Beeches M20 2BG | 11 Aug 2023 | £236,000 | Flat | Leasehold |
| Flat 9, Beech House, The Beeches M20 2AH | 3 Aug 2023 | £166,000 | Flat | Leasehold |
| Flat 3, Irnodale, 11, The Beeches M20 2FR | 28 Jul 2023 | £192,000 | Flat | Leasehold |
| Apartment 10, Wessex Lodge, 15, The Beeches M20 2FR | 28 Jul 2023 | £232,100 | Flat | Leasehold |
| Flat 7, 1, The Beeches M20 2BG | 22 Jun 2023 | £306,000 | Flat | Leasehold |
| Flat 2, Highover House, The Beeches M20 2BG | 26 May 2023 | £252,000 | Flat | Leasehold |
| Flat 6, Linden Court, 10, The Beeches M20 2FR | 28 Apr 2023 | £290,000 | Flat | Leasehold |
| Apartment 8, Wessex Lodge, 15, The Beeches M20 2FR | 21 Apr 2023 | £240,000 | Flat | Leasehold |
| Flat 7, Irnodale, 11, The Beeches M20 2FR | 24 Feb 2023 | £189,500 | Flat | Leasehold |
| Flat 8, Irnodale, 11, The Beeches M20 2FR | 16 Dec 2022 | £185,000 | Flat | Leasehold |
| Flat 9, Linden Court, 10, The Beeches M20 2FR | 12 Dec 2022 | £310,000 | Flat | Leasehold |
| Apartment 8, Wessex Lodge, 15, The Beeches M20 2FR | 26 Oct 2022 | £230,000 | Flat | Leasehold |
| Flat 72, Beech House, The Beeches M20 2AH | 21 Oct 2022 | £212,000 | Flat | Leasehold |
| Flat 5, Beech House, The Beeches M20 2AH | 21 Oct 2022 | £180,000 | Flat | Leasehold |
| Flat 30, Beech House, The Beeches M20 2AH | 13 Oct 2022 | £160,000 | Flat | Leasehold |
| Flat 32, Beech House, The Beeches M20 2AH | 19 Aug 2022 | £207,000 | Flat | Leasehold |
| Flat 69, Beech House, The Beeches M20 2AH | 17 Aug 2022 | £162,500 | Flat | Leasehold |
Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.
Sale history: homes sold more than once
| Address | Sales | Change |
|---|---|---|
| 11B, The Beeches | £235,000 (Nov 2016) → £250,000 (Aug 2020) → £285,000 (Feb 2026) | +21% over 9 yrs |
| Flat 7, 1, The Beeches | £220,000 (Feb 2017) → £306,000 (Jun 2023) → £300,000 (Dec 2025) | +36% over 9 yrs |
| Flat 5, Irnodale, 11, The Beeches | £240,000 (Aug 2016) → £257,500 (Feb 2021) → £290,000 (Oct 2025) | +21% over 9 yrs |
| Flat 24, Beech House, The Beeches | £169,000 (Apr 2018) → £203,000 (Jul 2025) | +20% over 7 yrs |
| Flat 1, Beech Court, 8A, The Beeches | £176,950 (Jul 2017) → £195,000 (Nov 2020) → £230,000 (Jun 2025) | +30% over 8 yrs |
| Flat 9, Irnodale, 11, The Beeches | £175,000 (Nov 2016) → £200,000 (Oct 2019) → £225,000 (Jun 2025) | +29% over 9 yrs |
| Flat 40, Beech House, The Beeches | £147,500 (Dec 2018) → £180,250 (May 2025) | +22% over 6 yrs |
| Flat 71, Beech House, The Beeches | £142,100 (Nov 2018) → £177,000 (Jan 2025) | +25% over 6 yrs |
| Flat 51, Beech House, The Beeches | £135,000 (Feb 2019) → £176,500 (Nov 2024) | +31% over 6 yrs |
| Flat 23, Beech House, The Beeches | £160,000 (Nov 2021) → £165,000 (Oct 2024) | +3% over 3 yrs |
| Apartment 27, Wessex Lodge, 13, The Beeches | £70,000 (Mar 2016) → £247,500 (Aug 2024) | +254% over 8 yrs |
| Flat 7, Highover House, The Beeches | £164,000 (Dec 2017) → £191,000 (Apr 2022) → £215,000 (Jun 2024) | +31% over 6 yrs |
| Flat 11, Highover House, The Beeches | £161,000 (Feb 2022) → £182,500 (Apr 2024) | +13% over 2 yrs |
| Flat 1, 1, The Beeches | £187,000 (Apr 2019) → £236,000 (Dec 2023) | +26% over 5 yrs |
| 11A, The Beeches | £220,500 (Sep 2016) → £237,500 (Aug 2019) → £268,000 (Sep 2023) | +22% over 7 yrs |
| Flat 18, Beech House, The Beeches | £130,000 (Feb 2017) → £170,000 (Sep 2023) | +31% over 7 yrs |
| Flat 2, Beech Court, 8A, The Beeches | £178,000 (Jan 2020) → £236,000 (Aug 2023) | +33% over 4 yrs |
| Flat 9, Beech House, The Beeches | £153,500 (Nov 2017) → £166,000 (Aug 2023) | +8% over 6 yrs |
| Flat 3, Irnodale, 11, The Beeches | £165,000 (Sep 2016) → £187,500 (Feb 2018) → £192,000 (Jul 2023) | +16% over 7 yrs |
| Apartment 10, Wessex Lodge, 15, The Beeches | £205,000 (May 2018) → £232,100 (Jul 2023) | +13% over 5 yrs |
| Flat 2, Highover House, The Beeches | £176,375 (Aug 2017) → £252,000 (May 2023) | +43% over 6 yrs |
| Apartment 8, Wessex Lodge, 15, The Beeches | £230,000 (Oct 2022) → £240,000 (Apr 2023) | +4% over under a year |
| Flat 7, Irnodale, 11, The Beeches | £155,000 (Feb 2017) → £189,500 (Feb 2023) | +22% over 6 yrs |
| Flat 8, Irnodale, 11, The Beeches | £155,000 (Mar 2017) → £185,000 (Dec 2022) | +19% over 6 yrs |
| Flat 9, Linden Court, 10, The Beeches | £266,000 (Jul 2018) → £310,000 (Dec 2022) | +17% over 4 yrs |
| Apartment 7, Wessex Lodge, 16, The Beeches | £230,000 (Mar 2017) → £295,000 (Jun 2021) | +28% over 4 yrs |
| Flat 10, Linden Court, 10, The Beeches | £233,000 (Jan 2017) → £258,000 (Nov 2020) | +11% over 4 yrs |
| Apartment 1, Wessex Lodge, 16, The Beeches | £175,000 (Jan 2018) → £187,000 (Aug 2020) | +7% over 3 yrs |
| Flat 5, Lindale House, 8, The Beeches | £225,000 (Feb 2016) → £325,000 (Jun 2019) | +44% over 3 yrs |
Buying on The Beeches?
Crime and flood risk near The Beeches
Crime
0 crimes were reported within about a mile of The Beeches in the latest month.
Crime level compared with the rest of England (10 = lowest crime):
Higher crime than about 60% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).
Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.
Flood risk
The Beeches is in or near 4 Environment Agency flood areas:
- Middle River Mersey catchment including areas near Bramhall, Stockport, Sale, Altrincham and Urmston Flood alert area
- Lower River Irwell catchment including areas in Greater Manchester Flood alert area
- River Mersey at West Didsbury, Northenden Golf Club and Palatine Road Flood warning area
- River Mersey at West Didsbury, Mersey Bank Playing Fields and surrounding areas Flood warning area
Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.
Schools near The Beeches
| School | Type | Ages | Ofsted | Distance |
|---|---|---|---|---|
| Manchester Islamic Grammar School for Girls 264 pupils | Other independent school Islam | 11–16 | Report | 0.1 mi |
| Manchester Muslim Preparatory School 175 pupils | Other independent school Islam | 3–11 | Report | 0.1 mi |
| Lancasterian School 196 pupils | Community special school | 3–16 | Report | 0.2 mi |
| Moor Allerton Preparatory School 206 pupils | Other independent school | 2–11 | Report | 0.2 mi |
| The Birches School 168 pupils | Community special school | 4–11 | Good Report | 0.2 mi |
| St Ambrose RC Primary School 162 pupils | Primary Roman Catholic | 3–11 | Report | 0.4 mi |
| Cavendish Primary School 576 pupils | Primary | 3–11 | Report | 0.5 mi |
| Didsbury High School 1,220 pupils | Secondary | 11–18 | Outstanding Report | 0.6 mi |
Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.
Getting around, shops and health
Train, tram & metro stations
- Burnage station 1.4 mi · 27 min walk
- East Didsbury station 1.4 mi · 29 min walk
- Mauldeth Road station 1.8 mi · 36 min walk
- West Didsbury (Manchester Metrolink) 0.5 mi · 11 min walk
- Burton Road (Manchester Metrolink) 0.6 mi · 11 min walk
Nearest bus stops
- Moorfield Road (Stop D, Barlow Moor Road) 1 min walk
- Moorfield Road (Stop E, Barlow Moor Road) 2 min walk
- Didsbury Mosque (Stop C, Burton Road) 2 min walk
- Mersey Road (opp, Barlow Moor Road) 3 min walk
GP surgeries
- Didsbury Medical Centre - Dr Whitaker
1 The Avenue, Didsbury, Manchester · 0.5 mi - The Borchardt Medical Centre
62 Whitchurch Road, Withington, Manchester · 0.9 mi - Barlow Medical Centre
828 Wilmslow Road, Didsbury, Manchester · 1.0 mi - Withington Medical Practice
Withington Health Centre, 535 Wilmslow Road, Manchester · 1.0 mi
Supermarkets
- The Co-operative Food Co-op West Didsbury - Burton Road · 0.3 mi
- Asda Express Asda West Didsbury Express Petrol · 0.5 mi
- Tesco Express Tesco Didsbury Express · 0.5 mi
- Aldi Aldi Didsbury Manchester · 0.7 mi
Pharmacies
- Sterling Pharmacy · 0.6 mi
- Merseybank Pharmacy · 0.6 mi
- Didsbury Pharmacy · 0.7 mi
Dentists
- Burton Dental Care · 0.6 mi
- Parkfield Dental Practice · 0.7 mi
- Oakmount Dental Practice · 0.7 mi
Sources: Department for Transport (NaPTAN), NHS England organisation data, and GEOLYTIX Retail Points (open data). Walking times are estimates from straight-line distance.
Area profile
Deprivation
This neighbourhood is in decile 8 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.
| Income | 8 of 10 |
| Employment | 9 of 10 |
| Education and skills | 9 of 10 |
| Health and disability | 5 of 10 |
| Crime | 4 of 10 |
| Access to housing and services | 4 of 10 |
| Living environment | 5 of 10 |
Each domain ranked in deciles across England (10 = least deprived).
Homes
| Here | Eng & Wales | |
|---|---|---|
| Owned | 38.1% | 62.5% |
| Private rented | 51.0% | 20.3% |
| Social rented | 10.9% | 17.1% |
| Households | 832 |
People
| Here | Eng & Wales | |
|---|---|---|
| Under 15 | 7.3% | 17.4% |
| Aged 15–64 | 78.5% | 64.1% |
| Aged 65+ | 14.2% | 18.6% |
| Residents | 1,556 |
Broadband
| Here | UK | |
|---|---|---|
| Superfast (30Mbit+) | 100% | 95% |
| Ultrafast (300Mbit+) | 73% | 80% |
| Gigabit-capable | 60% | 80% |
Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.
Mobile signal
| Here | Eng & Wales | |
|---|---|---|
| 4G indoors, all 4 networks | 100% | 89% |
| 4G indoors, at least 1 network | 100% | 100% |
| 4G outdoors, all 4 networks | 100% | 99% |
| Calls indoors, all 4 networks | 100% | 92% |
Share of homes across Manchester with good coverage (Jul 2025). Signal varies street by street; check your exact address on Ofcom's checker. Source: Ofcom Connected Nations.
Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.
Energy ratings and home sizes on The Beeches
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Who lives around The Beeches
Ethnic group
| Here | Manchester | |
|---|---|---|
| White | 74.3% | 56.8% |
| Asian, Asian British or Asian Welsh | 12.9% | 20.9% |
| Other ethnic group | 8.5% | 5.1% |
| Mixed or Multiple ethnic groups | 2.8% | 5.3% |
| Black, Black British, Black Welsh, Caribbean or African | 1.6% | 11.9% |
Religion
| Here | Manchester | |
|---|---|---|
| No religion | 44.2% | 32.4% |
| Christian | 30.7% | 36.2% |
| Muslim | 11.8% | 22.3% |
| Not answered | 6.2% | 5.9% |
| Jewish | 4% | 0.5% |
| Hindu | 2% | 1.1% |
| Other religion | 0.7% | – |
| Sikh | 0.3% | 0.5% |
Country of birth
| Here | Manchester | |
|---|---|---|
| Born in the UK | 70.8% | 68.6% |
| Born outside the UK | 29.2% | 31.4% |
Highest qualification
| Here | Manchester | |
|---|---|---|
| Level 4 qualifications and above | 67.8% | 37.6% |
| No qualifications | 9.4% | 19.7% |
| Level 3 qualifications | 9.1% | 18.2% |
| Level 2 qualifications | 5.4% | 10.3% |
| Level 1 and entry level qualifications | 3.4% | 8% |
| Other qualifications | 2.8% | 2.7% |
| Apprenticeship | 2.2% | 3.5% |
General health
| Here | Manchester | |
|---|---|---|
| Very good health | 52.1% | 50.8% |
| Good health | 31.9% | 31.4% |
| Fair health | 11.4% | 11.8% |
| Bad health | 3.3% | 4.5% |
| Very bad health | 1.2% | 1.5% |
Cars or vans per household
| Here | Manchester | |
|---|---|---|
| 1 car or van in household | 51.6% | 43% |
| No cars or vans in household | 28% | 39% |
| 2 cars or vans in household | 18.6% | 14.7% |
| 3 or more cars or vans in household | 1.8% | 3.3% |
Source: Census 2021 (ONS), via Nomis. Percentages of usual residents or households, as recorded in March 2021.
Figures cover the surrounding neighbourhood (Lower Layer Super Output Area, about 1,500 residents). Full demographics of Manchester.
Planning and heritage near The Beeches
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Planning applications near The Beeches
Recent planning applications around The Beeches from the council's planning register. Choose how far to look:
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Manchester Band D is £2,312 a year (Band A £1,541). See every band.
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