From 500 to 250,000: Mike Ingall’s Manchester Vision and the Investor Opportunity

Fifteen years ago, if someone had said Manchester’s city centre would soon welcome 100,000 residents, most people would have been sceptical. At the time, the idea of a thriving, lived-in city core felt more like a distant vision than an imminent reality. But fast-forward to 2025, and that prediction has come true.

And now, the man who made that call is at it again.

Mike Ingall, chair of Allied London and the visionary behind Spinningfields, has just shared his latest prediction: in the next decade, Manchester’s city centre could swell to 250,000 residents. It’s bold. But if past performance is anything to go by, it’s a forecast worth listening to especially if you’re eyeing your next property investment.

Key Takeaways
 

• Manchester city centre’s population is predicted to reach 250,000 by the mid-2030s
   
• The current figure has grown from under 500 residents in 1990 to nearly 100,000 today
   
• This surge will fuel long-term demand for well-located homes
   
• Rothmore Property offers exclusive access to city-centre developments that benefit from this trend

From Bold Prediction to Urban Reality

In 1990, the city centre was more of a business district than a community. Fewer than 500 people lived there. It was a place to commute to, not somewhere you stayed once the sun went down.

But a lot can change when vision meets investment. Spinningfields led the way. Then came waves of regeneration, student migration, jobs in tech and media, new restaurants, parks, trams, and people started sticking around. And now, city-centre living in Manchester is not only normal, it’s in demand.

In fact, current estimates put the city centre’s population just shy of 100,000, which matches Ingall’s earlier prediction made back in the 2010s. Now, he’s doubling down with a new forecast: by the mid-2030s, another 150,000 people could call central Manchester home.

Is 250,000 Just a Big Number or a Real Forecast?

Let’s look at the data.

• Between 2001 and 2021, Manchester’s city centre population grew by 149%, according to the Office for National Statistics.
   
• New-build completions and regeneration have steadily increased housing stock year on year.
   
• Manchester is consistently ranked one of the UK’s fastest-growing cities in terms of both population and economy.

So yes, 250,000 might sound bold, but the trajectory backs it up. And it’s not just numbers for the sake of stats. It’s people needing places to live, work, and rent.

That means opportunity, especially for investors.

What This Means If You’re Investing

The thing about big growth predictions is this: those who plan ahead tend to benefit the most. So what does this population forecast really mean for those investing in Manchester’s property market?

Population Drives Rental Demand
More people means more tenants. As the resident population swells, competition for well-located rental properties will intensify, particularly for homes near employment zones, Metrolink access, and cultural districts.

According to Zoopla’s latest rental index (April 2025), Manchester rents have risen by 6.4% year-on-year, outperforming the UK average.

Housing Supply Remains Tight
Manchester’s construction pipeline, while active, is still struggling to keep pace with demand. Schemes like Victoria North, New Jackson, and Mayfield will deliver thousands of homes, but investor-grade apartments remain limited and often oversubscribed.

Getting in early, especially with off-plan developments, can unlock better pricing, flexible payment plans, and long-term growth.

Long-Term Capital Growth
Manchester is forecast to remain one of the strongest-performing cities for capital growth over the next five years. According to Savills’ latest UK Residential Forecast (Q1 2024), the North West is projected to see price growth of 20.2% by 2028, outpacing the national average and reflecting the region’s resilience, affordability, and regeneration-led demand. For investors focused on long-term performance, it’s a compelling case for getting in early.

What’s Behind the Prediction?

Ingall’s 250,000 figure isn’t speculative. It’s rooted in Manchester’s proven ability to attract and retain talent, investment, and civic ambition. At the Campfield launch, attended by Council Leader Bev Craig and senior city officials, Ingall noted the political and economic momentum behind the city. 

He also floated a more radical idea: rebranding the region as “Manchester, G.M.”
Why? Because in his words:

“The tank of petrol is full in Manchester and the engine is ready to start.”
— Manchester Evening News

That’s not just a catchy quote. His message: the city centre is no longer just part of the region, it’s becoming the defining force behind its growth.

So, Where Should You Be Looking?

If you’re thinking long-term, it’s less about where the city is today and more about where it’s growing. Areas like:

• Campfield/Deansgate – now boosted by new tech and culture initiatives
   
• Ancoats – still one of the city’s best-performing residential areas
   
• Oxford Road Corridor – close to universities, hospitals, and new development
   
• Salford and Victoria North – Manchester’s next wave of homes and infrastructure

These locations are not only benefiting from population growth but are actively shaping it.

How Rothmore Property Can Help

At Rothmore Property, we’ve always believed in backing cities with vision, and Manchester tops that list.

We offer access to over 60 developments across the UK, with a strong focus on regeneration-led projects in Manchester, Birmingham, and London. Whether you’re new to investing or expanding your portfolio, we’ll help you:
 

• Source high-yield, high-growth homes
   
• Understand your financial and tax position
   
• Navigate off-plan or new-build options
   
• Match your investment strategy to the right location

And if Manchester’s growth story has caught your eye, now’s a smart time to get involved before the next 150,000 do.

Final Thoughts

Fifteen years ago, Manchester’s potential was a prediction. Today, it’s a proven success. The next phase, a city centre with 250,000 residents, is no longer a far-off idea. It’s a realistic, data-backed vision that investors would be wise to plan around now.

The opportunity lies not just in what Manchester is today, but what it’s about to become. With the right guidance and the right property partner, you can invest ahead of the curve and benefit from one of the most exciting urban growth stories in the UK.