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Bath south of the Avon market report BA2 8, Bath
The standing BA2 8 (Bath south of the Avon) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 4,913 completed sales registered with HM Land Registry in BA2 8 (Bath) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for BA2 8 (Bath) is £307,000, from 41 registered sales, up 8% on five years earlier; the mean is £332,300, and by floor area homes here have averaged about £3,860 per square metre over the last five years. Behind the figures sit 4,913 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
BA2 8 is one sector of BA2 (Bath): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where BA2 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
Today's BA2 8 prices, from the sold record
41 sales were registered in BA2 8 in 2026, and the middle one of them, the median, went for £307,000. The mean works out at £332,300, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in BA2 8
A square metre of BA2 8 home has cost about £3,860 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
For scale: the England and Wales median is £285,000, so BA2 8 trades 8% above the country as a whole.
The price of a typical BA2 8 home, 1995 to 2026
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £307,000 | £307,000 | 41 |
| 2025 | £345,000 | £353,250 | 97 |
| 2024 | £310,000 | £329,594 | 105 |
| 2023 | £320,000 | £351,602 | 101 |
| 2022 | £310,000 | £363,510 | 104 |
| 2021 | £285,000 | £360,847 | 127 |
| 2020 | £275,000 | £356,818 | 80 |
| 2019 | £260,000 | £340,798 | 104 |
| 2018 | £265,000 | £353,250 | 103 |
| 2017 | £249,000 | £339,611 | 97 |
| 2016 | £245,800 | £343,877 | 126 |
| 2015 | £239,000 | £337,707 | 111 |
| 2014 | £195,500 | £277,351 | 156 |
| 2013 | £195,000 | £280,586 | 164 |
| 2012 | £200,000 | £294,375 | 100 |
| 2011 | £200,000 | £301,923 | 93 |
| 2010 | £190,000 | £297,969 | 95 |
| 2009 | £175,000 | £281,314 | 71 |
| 2008 | £177,800 | £291,452 | 88 |
| 2007 | £178,000 | £301,938 | 183 |
| 2006 | £170,800 | £296,487 | 186 |
| 2005 | £162,200 | £288,651 | 138 |
| 2004 | £160,000 | £290,591 | 203 |
| 2003 | £137,500 | £253,308 | 205 |
| 2002 | £132,700 | £249,674 | 230 |
| 2001 | £95,000 | £182,633 | 266 |
| 2000 | £95,000 | £186,438 | 227 |
| 1999 | £85,000 | £169,401 | 335 |
| 1998 | £67,500 | £136,254 | 302 |
| 1997 | £63,000 | £129,200 | 261 |
| 1996 | £62,000 | £130,755 | 261 |
| 1995 | £60,000 | £130,431 | 153 |
In cash terms the typical BA2 8 home went from £60,000 in 1995 to £307,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 135%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 16% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the BA2 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+39.7% on the year before); the weakest, 2026 (−11.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −11.0% | −13.1% |
| 5 years (since 2021) | +1.5% | −3.2% |
| 10 years (since 2016) | +2.2% | −1.1% |
| 20 years (since 2006) | +3.0% | +0.2% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Transaction volumes
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 41 BA2 8 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 205 sales a year before the financial crisis and 90 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What homes rent for around BA2 8
BA2 8 falls under Bath and North East Somerset, where the ONS puts the average private rent at £1,881 a month (May 2026 figures). The spread runs from £1,203 a month for a typical one-bed to £2,535 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Bath and North East Somerset
ONS Price Index of Private Rents, May 2026.
Against the £307,000 median purchase price, a rent of £1,881 a month (£22,572 a year) works out at a 7.4% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Reading the BA2 8 market
Only 41 sales completed here in the last twelve months of data, which makes BA2 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the BA2 district median, BA2 8 sits 22% lower, marking it as a cheaper pocket of the district.
What people ask about BA2 8 (Bath south of the Avon)
Are property prices falling in BA2 8 (Bath south of the Avon)?
Is BA2 8 (Bath south of the Avon) a good place to buy a house?
How much did a house sell for in BA2 8 (Bath south of the Avon)?
What happens to BA2 8 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 8% over five years in cash but down 15% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in BA2 today
This is what you could actually buy today: 166 homes currently on the market from 7 agents publishing to HomesIndex.
These cover the whole BA2 district, not just BA2 8: live asking prices are collected per district.
36% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every BA2 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
The price of an extra bedroom in BA
What homes of each size actually sold for across the BA area, from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £320,000 | £425,000 (+33%) | £650,000 (+53%) | £965,000 (+48%) |
| Semi-detached | £235,000 | £270,000 (+15%) | £328,000 (+21%) | £440,000 (+34%) | £755,000 (+72%) |
| Terraced | £214,997 | £250,000 (+16%) | £310,000 (+24%) | £475,000 (+53%) | £735,000 (+55%) |
| Flat | £150,000 | £242,000 (+61%) | £425,000 (+76%) | £680,000 (+60%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the BA area is the point: the same five years treated these districts very differently.
Winners and losers across the BA area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in BA2
A few minutes' walk can separate two very different markets. Here are BA2's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BA2 0 | £365,000 | 30 |
| BA2 1 | £301,000 | 39 |
| BA2 2 | £380,000 | 53 |
| BA2 3 | £410,000 | 45 |
| BA2 4 | £478,500 | 44 |
| BA2 5 | £507,500 | 32 |
| BA2 6 | £550,000 | 54 |
| BA2 7 | £591,500 | 18 |
| BA2 9 | £656,500 | 4 |
Zoom out to the full BA2 district report for the type split, monthly volumes and how BA2 compares with its neighbours.
Thinking of selling in BA2 8? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BA2 8, open the average prices map and zoom from the BA2 8 shading down to the sold homes on your own street. Every recorded BA2 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working BA2 8: the featured spot on this report is free for founding agents, one per district. Claim BA2 8.
Keep digging
Behind the answers sits the same Land Registry record as this page, with BA2 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every BA2 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.