May 2025 Property Market Report: Irlam, Cadishead, Rixton & Beyond

May 2025 Property Market Report: Irlam, Cadishead, Rixton & Beyond

May 2025 property market, Irlam property update, Cadishead housing trends, Rixton home sales, Salford property market, Manchester housing report, Warrington homes for sale, UK property trends, estate agent Salford, property prices Manchester

Introduction

As we step into June, it's time to reflect on how the property market performed throughout May 2025. I’m Oliver, your local property investigator for Irlam, Cadishead, Rixton and the surrounding hotspots across Salford, Manchester and Warrington.

With buyers eyeing up improved mortgage deals and sellers tentatively testing their luck, May proved to be a complex, sometimes contradictory month across our patch. Here's everything you need to know.

Activity & Stock Levels: Supply Up, But Are Buyers Still Biting?

We saw a sharp rise in the number of homes listed, particularly in Irlam, which posted a 53% year-on-year increase in new listings. Cadishead held steady in new stock, while Birchwood experienced a notable 27% monthly drop. Despite this supply boost, agreed sales volumes tell a more cautionary tale:

Cadishead: 11 sales agreed in May, a 52% fall from April
Irlam: 20 agreed sales, down from 22 in April and 29% lower than May 2024
Birchwood: 9 sales agreed, down from 13 in April and almost halved year-on-year

The message? More choice doesn’t always mean more movement.

Price Trends: What Buyers Are Really Paying

Pricing per square foot reveals a growing gap between seller expectations and buyer realities:

Cadishead: Listings averaged £301/sq ft; sales completed at £262/sq ft — a 13% gap
Irlam: £288/sq ft asking vs. £282/sq ft achieved — a slim 2% difference
Birchwood: Buyers paid £301/sq ft, well above asking rates, but sales volume was low

Meanwhile, price reductions overtook withdrawals in most areas, showing that sellers are adjusting rather than abandoning. In Cadishead, not a single withdrawal was recorded in May — but price drops were up 14%.

Fall-Throughs & Confidence

We saw mixed signals here:

Cadishead's fall-throughs spiked 150% from April
Irlam and Birchwood saw declines year-on-year, suggesting firmer buyer commitment

Real Sales: What We Sold in May

Here at Oliver James, we successfully agreed a number of strong sales, including off-market and over-asking results:

13 Sandy Lane: Sold off-market using our Matchmakers service
158 Lords Street: Sold over the asking price
31 Townsgate Way: £2,000 above asking
10 more homes across Victory Road, Lyndhurst Avenue, Fir Street, and more

Sale prices ranged from £140,000 to £350,000, with a majority achieving or exceeding 98% of their asking price. Several buyers had no onward chain or were first-time buyers, reflecting continued demand from entry-level and investment purchasers.

National Context: The Bigger Picture

Across the UK, May saw the highest number of sales agreed in four years — but also the most price reductions on record. Inflation climbed to 3.5%, but interest rates fell to 4.25%, boosting mortgage affordability and optimism for many.

Yet, the message is clear: success now depends on strategy, not speculation.

Closing Thoughts: How to Navigate a Shifting Market

May has proven that pricing right is more important than ever. In a market that’s hyper-transparent, buyers are cautious but ready to move for the right home, at the right price.

If you’re thinking of selling in Irlam, Cadishead, Rixton, or surrounding areas of Salford, Manchester or Warrington, don’t leave it to guesswork. The market is working, but only for those who enter it prepared.

Book your free valuation or request a Property MOT today, and let’s get your move moving.

Want the full report with graphs and sale data? Message us directly or visit oliverjames.co.uk