10 Best Letting Agents in Manchester (2026)

England works differently from Scotland. There is no letting agent register here, so the legal furniture is redress scheme membership, which is compulsory, and client money protection, which is also compulsory for any agent holding your money. Both were checked for every agency below, and certificate numbers are given where they were published.

Manchester then adds its own layer: an Article 4 direction covering the whole city, mandatory licensing for larger shared houses, and selective licensing designations that apply street by street in specific neighbourhoods. A good agent in Manchester knows which of those apply to your address. Ask before you sign.

One warning about the data. allAgents and GetAgent disagree sharply for several Manchester agencies, sometimes by more than two whole points. Where that happens, both figures appear below. Averaging them would produce a number that describes nobody's experience.

Compare all ten
The ranking
Manchester rules
On our radar
Questions
Method

At a glance

Manchester letting agents compared

In England, redress scheme membership and client money protection are legal requirements rather than optional badges. Every agency below holds both, and the scheme is named.

Figures checked 2 August 2026. TPO is The Property Ombudsman. CMP is client money protection.
Agency	Rating	Source	Redress	Client money protection	Fees published
1. We Let Properties	4.9 from 1,689	allAgents	TPO D7253	Client Money Protect CMP005133	Set up fee only
2. Julie Twist Properties	4.6 from 723	allAgents	TPO	Certificate to 31 March 2027	No
3. Philip James	4.3 from 848	allAgents, firm wide	TPO	Propertymark	No
4. Ascend Properties	4.7 from 1,806	allAgents	TPO	Propertymark	No
5. Edward Mellor	4.5 from 275	allAgents, Stockport lettings	TPO	Propertymark	No
6. Thornley Groves	4.5 from 1,191	GetAgent, group	TPO	Certificate C0107446	Yes, in full
7. urbanbubble	4.67 from 3,867	HomeViews	TPO	Propertymark C0129134	Yes
8. Northwood South Manchester	4.0 from 81	allAgents	TPO	Propertymark	Yes, in full
9. Jordan Fishwick	3.9 from 71	allAgents, M1	Property Redress Scheme	RICS	Yes, capped
10. Lawrence Copeland	3.6 from 18	GetAgent	TPO	Deposits with the DPS	Yes, in full

The ranking

Manchester letting agents, ranked

Ratings are shown per platform and per branch. Where a firm scores well on one platform and badly on another, the entry says so.

1. We Let Properties

Lettings and management only, Duke Street, city centre

4.9allAgents, 1,689 reviews, 95 percent recommend, valuation accuracy 96 percent

The strongest review base in Manchester by a wide margin, and it belongs to an agency with no sales arm at all. Lettings and management is the whole business, and it has taken allAgents gold for best letting agent in Manchester and for the M3 postcode in 2023, 2024 and 2025, plus gold for the North West in 2025.

Fees are partly published: the set up fee is six hundred and ninety pounds including VAT. The monthly figure that appears on the website is a worked example for one property rather than a rate, so management is quoted per property and you should get it in writing. The only counter signal found anywhere is a Yell score of 1.6 from seven reviews, which is too small a base to weigh against 1,689. No Google aggregate could be verified.

RedressThe Property Ombudsman, membership D7253
Client moneyClient Money Protect, CMP005133
FeesSet up 690 pounds including VAT. Management quoted per property.
OfficeWestpoint, 3 to 5 Duke Street, M3 4NF
ModelLettings and management only, no sales
RecognitionallAgents gold, best letting agent in Manchester, 2023, 2024 and 2025

Best for: Landlords who want a lettings specialist rather than an estate agency with a lettings desk.

Visit We Let Properties

2. Julie Twist Properties

Independent, Deansgate, founded 1994

4.6allAgents, 723 reviews, 91 percent recommend. Google 4.6 from more than 600.

Two independent platforms both landing on 4.6 is the most consistent picture in Manchester, and it sits on more than thirty years of trading in the city centre. Offices cover Deansgate, Ancoats and Salford Quays, which is the right footprint for apartment landlords.

It holds ARLA and NAEA Propertymark membership, Property Ombudsman redress and a client money protection certificate valid to 31 March 2027, although the certificate does not name the provider. The fees page returns an error, so fees are on request. Three separate sources give Google review counts of 614, 723 and 802, which is why the entry says more than six hundred rather than picking one.

RedressThe Property Ombudsman
Client moneyCertificate valid to 31 March 2027, provider not named
FeesNot published. The fees page returns an error.
OfficesDeansgate M3, plus Ancoats and Salford Quays
CompanyFounded 1994
RecognitionallAgents gold for M3 and M4 in 2022, bronze for M3 in 2023 and 2024

Best for: City centre and waterside apartment landlords who want a long established independent.

Visit Julie Twist Properties

3. Philip James

Independent, Newton Street, founded 2001

4.3allAgents, 848 reviews firm wide, 95 percent recommend. M1 branch 4.2 from 187.

A large independent with four offices covering the city centre, Didsbury, West Didsbury and Heaton Moor, and a recommendation rate of 95 percent across a base of 848. Staff hold MARLA and AARLA qualifications and client money protection comes through Propertymark.

The award record is genuinely strong: gold for best letting agent in M1 in 2024 and 2025, silver for Manchester in both years, gold for best estate agent in Manchester in 2025 and gold for M20 in 2024 and 2025. One thing to note is that the firm quotes assets under management as one point one five billion pounds on its about page and six hundred and fifty five million on its homepage. That conflict is the firm's own, and we report it rather than choosing.

RedressThe Property Ombudsman, residential lettings
Client moneyPropertymark, per the Propertymark directory
FeesNot published
OfficesOxid House, 78 Newton Street M1, plus Didsbury, West Didsbury and Heaton Moor
CompanyFounded 2001
NoteAssets under management quoted two different ways on its own website

Best for: South Manchester landlords, particularly around Didsbury and Heaton Moor.

Visit Philip James

4. Ascend Properties

About 12,000 properties, head office in Sale

4.7allAgents, 1,806 reviews. Google 3.4 from about 570.

The platform gap here is the largest in the ranking and it is the only reason Ascend sits fourth rather than second. allAgents shows 4.7 across 1,806 reviews, with 1,380 of those attached to the city centre branch. A Google mirror shows 3.4 from roughly five hundred and seventy. Both numbers are real and both are shown.

The scale is not in doubt: around twelve thousand properties, incorporated in 2014, acquired Rent Smart UK in 2021, and holding Property Ombudsman redress, Propertymark client money protection, ARLA, SafeAgent and British Property Federation membership. The company claims more than ninety awards without naming them, and the only ones we could verify are allAgents silvers for Manchester and M3 in 2023.

RedressThe Property Ombudsman
Client moneyPropertymark
FeesNot published
OfficeUnit 6, 13 Burton Place, M15 4PT, head office in Sale
ScaleAbout 12,000 properties. Acquired Rent Smart UK in 2021.
CautionallAgents and Google differ by more than a point across large bases

Best for: Investor landlords who want scale, provided you read both review platforms first.

Visit Ascend Properties

5. Edward Mellor

Fifteen branches, founded 1983, auction arm

4.5allAgents, Stockport lettings, 275 reviews. GetAgent 4.4 from 908 company wide.

Forty years of trading, fifteen branches, more than one hundred and fifty staff and an auction arm that most competitors do not have, which matters if you might sell as well as let. Inside the city, the branches are Levenshulme on Stockport Road and Gorton.

The picture is not uniform. GetAgent shows 4.4 from 908 for the company, but the Levenshulme branch scores 3.6 from 117 on the same platform, which is the branch most Manchester landlords will actually deal with. It took allAgents gold for best letting agent in Stockport in 2024 and 2025.

RedressThe Property Ombudsman
Client moneyPropertymark
FeesNot published
BranchesLevenshulme, 918 Stockport Road M19, and Gorton
CompanyFounded 1983, fifteen branches, 150 or more staff
CautionThe Levenshulme branch scores 3.6 from 117 against a company figure of 4.4

Best for: South east Manchester landlords, and anyone who might route a property to auction.

Visit Edward Mellor

6. Thornley Groves

Part of the Lomond group, ten offices, founded 1991

4.5GetAgent, group, 1,191 reviews. allAgents 3.7 from 314.

Thornley Groves publishes a full fee schedule, which almost nothing else at this scale in Manchester does, and that is why it ranks sixth despite mixed reviews. The managed service is fourteen point four percent including VAT, which is twelve percent net, with an upfront marketing charge of ninety percent of the first month including VAT and a minimum of seven hundred and eighty pounds, rising to nine hundred pounds in the city centre and the student hub. The letting only service is seven point two percent including VAT with a minimum of five hundred and ninety four pounds, and taking over an existing tenancy costs three hundred pounds.

The reviews need care. GetAgent shows 4.5 from 1,191 across the group, allAgents shows 3.7 from 314, the Southern Gateway branch shows 3.1 from 751 on Google, and the Manchester Central branch shows 1.9 from 34 on GetAgent. Those are four different pictures of the same firm, so check the branch that will actually handle your property.

RedressThe Property Ombudsman
Client moneyCertificate C0107446, valid to 31 May 2027
FeesManaged 14.4% including VAT. Letting only 7.2% including VAT. Takeover 300 pounds.
ScaleTen offices, about 5,500 properties, 200 or more staff
CompanyFounded 1991, now part of the Lomond group
CautionBranch scores range from 1.9 to 4.5 depending on platform and office

Best for: Landlords who want the price on the table before the first meeting, and who will check their specific branch.

Visit Thornley Groves

7. urbanbubble

Build to rent and block management, about 20,000 homes

4.67HomeViews, 3,867 reviews across 26 developments. allAgents 3.1 from 69.

urbanbubble is a build to rent and block operator first and a traditional letting agent second, and it should be judged on that basis. Around twenty thousand homes are under management, and its HomeViews score of 4.67 across 3,867 resident reviews of twenty six developments is the largest body of resident feedback anywhere in this ranking.

The allAgents figure is very different, at 3.1 from sixty nine reviews with only 47 percent recommending, and Trustpilot shows 4.1. Fees are published: nine percent plus VAT for management, five hundred and fifty pounds plus VAT to find a tenant and ninety pounds plus VAT for a renewal. For a single buy to let flat, an agency further up this list will usually fit better.

RedressThe Property Ombudsman, residential lettings and leasehold management
Client moneyPropertymark C0129134
FeesManagement 9% plus VAT. Tenant find 550 pounds plus VAT. Renewal 90 pounds plus VAT.
OfficeSevendale House, 7 Dale Street, M1 1JA
ScaleAbout 20,000 homes. ARMA member.
CautionallAgents shows 3.1 from 69 with 47 percent recommending

Best for: Owners inside managed developments, and anyone letting in a build to rent scheme.

Visit urbanbubble

8. Northwood South Manchester

Cross Street, Sale, covering Wythenshawe and Baguley

4.0allAgents, 81 reviews, 77 percent recommend, fee satisfaction 61 percent

The office is at 43 to 45 Cross Street in Sale, which is Trafford rather than Manchester, and the Manchester part of its patch is Wythenshawe and Baguley. That is stated plainly because several roundups list this branch as a city centre agency and it is not.

It publishes a full tariff: fully managed at twelve percent monthly with a set up charge of half a month and a minimum of four hundred and twenty pounds, rent collection at six percent, tenant find at seventy five percent of a month with the same minimum, and no fees at all on the guaranteed rent product. Fee satisfaction on allAgents is only 61 percent, which is worth weighing against that transparency.

RedressThe Property Ombudsman
Client moneyPropertymark, ARLA member
FeesFully managed 12% with set up of half a month, minimum 420 pounds. Rent collection 6%. Tenant find 75%.
DepositsTenancy Deposit Scheme
PatchSale and Trafford, plus Wythenshawe and Baguley inside the city
OfferGuaranteed rent, carrying no fees

Best for: South Manchester and Trafford landlords who want guaranteed rent with a published alternative tariff.

Visit Northwood South Manchester

9. Jordan Fishwick

RICS regulated, established 1995

3.9allAgents, M1 branch, 71 reviews. GetAgent 3.6 from 173. Trustpilot 3.7.

Jordan Fishwick is regulated by RICS and holds client money protection through RICS as well, which is a stronger form of oversight than most of its competitors carry, and it publishes maximum fees rather than indicative ones: management capped at twelve percent including VAT, rent collection at six percent, a letting fee capped at one hundred and twenty percent of one month and renewals at two hundred and forty pounds.

Three independent platforms put it between 3.6 and 3.9, which is consistent but modest. Its own website shows a Google score of 4.7 with no review count attached, which is why that figure is not used here. The branch page and the corporate history also disagree on the founding date, at 2007 against 1995.

RedressProperty Redress Scheme
Client moneyThrough RICS. The firm is RICS regulated.
FeesManagement capped at 12% including VAT. Rent collection 6%. Letting fee capped at 120% of one month. Renewal 240 pounds.
CompanyEstablished 1995, although the branch page says 2007
Review pictureBetween 3.6 and 3.9 across three platforms
NoteA self published Google score carries no review count

Best for: Landlords who want RICS regulation and a hard cap on what they can be charged.

Visit Jordan Fishwick

10. Lawrence Copeland

Exchange Quay, Salford, more than 45 years trading

3.6GetAgent, 18 reviews. No allAgents reviews found.

The best price list in Manchester belongs to the agency with the thinnest review base, which is exactly the tension this ranking exists to show. Management is ten percent plus VAT, let only work is banded from five hundred pounds plus VAT, an inventory costs one hundred and fifty pounds plus VAT and is free for managed clients, and taking over an existing tenancy costs two hundred and fifty pounds plus VAT.

Eighteen reviews on one platform and none on another is not enough evidence to rank higher, and that is the only reason for the position. The office is at Imperial Court, 2 Exchange Quay, which is Salford rather than Manchester proper.

RedressThe Property Ombudsman
Client moneyDeposits held with the Deposit Protection Service
FeesManagement 10% plus VAT. Let only from 500 pounds plus VAT. Inventory 150 pounds plus VAT, free for managed clients.
OfficeImperial Court, 2 Exchange Quay, Salford M5
CompanyMore than 45 years trading. NAEA and NRLA member.
CautionOnly 18 reviews found on any platform

Best for: Cost focused landlords near Salford Quays who will make their own judgement on a thin review record.

Visit Lawrence Copeland

Local rules

What Manchester landlords have to get right

Manchester layers three separate licensing and planning regimes on top of national law. Which ones apply depends on your street and on how many people live in the property.

Article 4 covers the whole city: The city wide Article 4 direction was confirmed on 17 January 2011 and came into force on 8 October 2011. It removes the permitted development right to change a family home into a small shared house for three to six people, so planning permission is required anywhere in Manchester to create one. This catches landlords who assume a small house share needs nothing more than a licence.
Mandatory HMO licensing: A licence is required where five or more people from two or more households share amenities, at any number of storeys, and has been since October 2018. Fees run from one thousand three hundred and twenty one pounds for five occupants to two thousand seven hundred and twenty one pounds for fifty or more, with a grant fee of four hundred and fifty six pounds in every band. There is no additional licensing scheme in force at present.
Selective licensing applies street by street: Designations run in three phases. From 2022 to 2027 in Clayton, Openshaw, Gorton, Abbey Hey and Harpurhey. From 2023 to 2028 in Longsight, Levenshulme, Moss Side and Rusholme. From 2025 to 2030 in Cheetham, Crumpsall, Harpurhey, Longsight, Miles Platting, Newton Heath and Moss Side, covering one thousand eight hundred and sixty three properties. Full fees are seven hundred and ninety eight pounds, nine hundred and thirty six pounds and nine hundred and sixty four pounds by phase, and the early bird windows have closed. Designations are street level, so check your address rather than your neighbourhood.
The Renters' Rights Act is in force: It took effect on 1 May 2026 across England. Assured shorthold tenancies have gone, fixed terms with them, and section 21 no fault evictions are abolished. Any agency still talking to you about serving a section 21 notice is out of date.
Manchester enforces harder than most councils: The council runs a Renter's Rights Resolution Team and enforces through Housing Compliance and Trading Standards, with penalties of up to seven thousand pounds for a first breach and up to forty thousand pounds for a repeat.
Redress and client money protection are compulsory: Every letting agent in England must belong to a government approved redress scheme and must hold client money protection if it handles your money. Both are named for every agency on this page. An agent that cannot tell you its scheme and membership number is not one to sign with.

Considered, not ranked

Also on our radar in Manchester

Julian Wadden is the sister brand to Thornley Groves inside the Lomond group and uses an identical fee schedule across South Manchester and Stockport. Its published client money protection certificate expired on 30 June 2026, which is one reason it stayed off the ranking, alongside an allAgents score of 1.6 from nineteen reviews.

Leaders scores 2.0 from twenty seven reviews on allAgents for its Deansgate branch, with 26 percent recommending.

Bridgfords shows 1.3 from sixty seven on allAgents against 4.3 from 904 on GetAgent. That gap is too wide to resolve, and we do not average across platforms, so it is not ranked.

X1 Lettings, Pad Residential and Reeds Rains have not yet been assessed in depth and are candidates for the next update.

Two names that appear in older Manchester roundups do not trade. Casa Bella Properties has no Manchester agency of that name, and the only Companies House match is in Surrey. Home Estate Agents is a parked domain that is for sale. If you find either on another list, that list has not been checked recently.

Questions

Letting agents in Manchester, answered

What do letting agents charge in Manchester?

Ten to twelve percent plus VAT for full management is the pattern among agencies that publish, which works out at roughly twelve to fourteen and a half percent including VAT. Thornley Groves charges fourteen point four percent including VAT, urbanbubble nine percent plus VAT, Lawrence Copeland ten percent plus VAT and Northwood twelve percent. Watch the upfront marketing charge, which can be most of a month's rent, and always check whether a quoted percentage includes VAT.

Do I need a licence to let a property in Manchester?

It depends on the property and the street. Five or more sharers from two or more households always needs a mandatory HMO licence. Some streets in Clayton, Openshaw, Gorton, Abbey Hey, Harpurhey, Longsight, Levenshulme, Moss Side, Rusholme, Cheetham, Crumpsall, Miles Platting and Newton Heath fall inside selective licensing designations that cover ordinary single family lets too. Check your specific address with the council.

Do I need planning permission for a small house share?

Yes, anywhere in Manchester. The city wide Article 4 direction removed the permitted development right to convert a family home into a shared house for three to six people, so planning permission is required as well as any licence.

Why do the review scores on this page disagree so much?

Because the platforms genuinely disagree. Ascend scores 4.7 on allAgents and 3.4 on Google. Bridgfords scores 1.3 on allAgents and 4.3 on GetAgent. Rather than averaging those into a number that describes nobody, this page shows both and names the source. Read the platform whose reviewers most resemble you.

What changed for Manchester landlords in 2026?

The Renters' Rights Act came into force on 1 May 2026. Assured shorthold tenancies and fixed terms have gone, section 21 no fault evictions are abolished, and the council enforces breaches with penalties of up to seven thousand pounds for a first offence and forty thousand for a repeat.

Does anyone pay to appear on this list?

No. No paid placements, no affiliate links, no sponsored positions. Agencies are found through public sources and ranked on evidence.

How this page was made

Our method, and what we could not verify

Google review data is the weak point in Manchester. No live Google figure could be verified for We Let Properties, Philip James, urbanbubble, Edward Mellor or Lawrence Copeland, and the figures used for Ascend, Thornley Groves and Julie Twist come from third party mirrors that drift from the live profile. Trustpilot blocks automated collection, so no Trustpilot review counts are published on this page.

Where allAgents and GetAgent disagree, both figures appear and neither is averaged into the other. Where a branch score differs from a company score, the branch score is named as a branch score.

Redress scheme and client money protection details were taken from the agency's own published certificates or from the scheme's own directory. Fee figures come only from an agency's own published material.

Figures checked 2 August 2026. Next review 2 September 2026.

The 10 best letting agents in Manchester