Beyond Manchester City Centre: Why Secondary Locations Are Outperforming in 2025

Looking past the obvious

Manchester city centre has long been the focal point for commercial investment in the North West. From office towers at Spinningfields to retail at the Arndale, it dominates the headlines. But in 2025, a quieter, more sustainable story is unfolding: secondary locations around Greater Manchester are increasingly outperforming in terms of demand, yield, and opportunity.

At Citrus Commercial Circle, we see this first-hand every day. Based in Bury and active across North Manchester and the wider region, we’ve witnessed how towns such as Bury, Middleton, Rochdale, Radcliffe, and Oldham are attracting growing interest from occupiers and investors alike.

So why are these “secondary” markets moving centre stage? Let’s explore.

1. Affordability Without Compromise

City centre rents have continued to climb, even as demand for space has changed. For many occupiers, particularly SMEs, secondary markets offer the balance they need:

• Lower rents and business rates.
• Accessible locations with strong road and public transport links.
• Functional spaces that don’t require a city-centre premium.

For investors, the yield gap between prime and secondary markets makes the latter highly attractive. Assets in towns like Bury or Heywood can deliver healthier rental returns with less capital outlay — without compromising on fundamentals like connectivity or workforce availability.

2. Industrial & Logistics Demand at the Edges

Industrial property is a clear driver of this trend. Secondary locations often provide the space and access that occupiers can’t find in dense city centres.

• Proximity to the M60, M62, and M66 corridors makes towns like Bury, Middleton, and Rochdale highly attractive for logistics and distribution.
• Smaller units, between 1,000–10,000 sq ft, are in particularly high demand from growing local businesses.
• Larger estates in fringe areas allow for HGV access, secure yards, and expansion — features city-centre sites simply can’t match.

Our recent instruction on York Street, Bury (flexible industrial space ranging from 1,000 sq ft up to 28,000 sq ft) reflects this demand perfectly. Interest has come from a range of occupiers who value scale, practicality, and location.

3. Town Centres Reinventing Themselves

Secondary towns are not just industrial hubs — they are also reinventing their town centres. With traditional retail under pressure, we’re seeing:

• Hybrid uses, where retail combines with leisure, fitness, or food and beverage.
• Flexible offices for SMEs adopting hybrid working.
• Residential conversions, breathing new life into underused upper floors and vacant buildings.

Our appointment to market a portfolio of high-profile town centre premises for a corporate landlord is evidence of this trend. Interest is strong from occupiers who want a local, accessible presence without the costs and congestion of Manchester city centre.

4. Development Land Opportunities

Development land is another area where secondary markets shine. While city-centre plots are scarce and expensive, towns across North Manchester still offer:

• Brownfield sites ripe for regeneration.
• Edge-of-town land with potential for logistics or mixed-use.
• Former office or retail properties with conversion potential.

Take the Octagon House site in Northwich, which we are proud to represent. Its permission to convert into 66 apartments has made it a highly attractive development opportunity. Similar opportunities exist across Bury and surrounding areas, where housing demand and local authority support create fertile ground for investors and developers.

5. Connectivity Without Congestion

One of the biggest selling points of secondary markets is their connectivity. Bury, for example, benefits from the Metrolink system, strong bus services, and quick motorway access. This connectivity delivers:

• Easy commuting for staff working hybrid patterns.
• Efficient logistics and distribution.
• Access to Manchester city centre within 20–30 minutes.

Crucially, these locations avoid the congestion and costs associated with central Manchester — making them more attractive to occupiers balancing accessibility with affordability.

6. Local Workforces, Local Demand

Secondary markets benefit from strong local workforces and loyal consumer bases. Many occupiers, from healthcare providers to retailers, are finding greater success by locating closer to the communities they serve.

This trend is reinforced by post-pandemic working habits. With fewer people commuting daily into city centres, local demand for services, offices, and amenities in towns like Bury and Middleton has risen sharply.

For investors, this translates into stable demand and resilient income streams across multiple sectors.

7. Supportive Local Authorities

Another driver of growth in secondary markets is the proactive role of local councils. Many boroughs within Greater Manchester are actively encouraging development and inward investment.

• Town centre regeneration schemes are improving the public realm.
• Business support initiatives are attracting occupiers.
• Planning authorities are keen to work with investors who bring employment and activity to the area.

For landlords and developers, this creates a more supportive environment than can often be found in oversubscribed city-centre planning systems.

8. A Market Built on Relationships

Finally, secondary markets thrive on relationships. Deals here are often about more than just the transaction; they’re about building long-term partnerships between landlords, tenants, and local stakeholders.

At Citrus Commercial Circle, we know this first-hand. Our ethos is to treat every property as if it were our own, and to represent our clients’ interests with professionalism, integrity, and care. Whether marketing a single unit or a large portfolio, we ensure every instruction is given the tailored strategy it deserves.

Final Thoughts: Secondary Is the New Prime

In 2025, the real opportunities in Greater Manchester commercial property are increasingly found beyond the city centre. Secondary locations like Bury, Middleton, Rochdale, and Radcliffe are no longer playing catch-up — they’re leading the way in terms of demand, affordability, and resilience.

For landlords, occupiers, and investors, the message is clear: don’t just look at Manchester city centre. The hidden gems lie in the towns and secondary markets that combine affordability with connectivity and untapped potential.

At Citrus Commercial Circle, we’re proud to be based in Bury and active across the region — helping clients unlock value where others might not think to look.

Citrus Commercial Circle – Where standards meet success.