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Bath south of the Avon market report BA2, Bath
The standing BA2 (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: 38,088 completed sales registered with HM Land Registry in BA2 (Bath) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to August 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: the 2026 median for BA2 (Bath) is £399,000, from 433 registered sales, up 5% on five years earlier; the mean is £489,100, and by floor area homes here have averaged about £4,830 per square metre over the last five years. Behind the figures sit 38,088 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
BA2 is the postcode district covering Bath south of the Avon, Farmborough, Timsbury in Bath. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where BA2 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.
What a home in BA2 sells for
In the BA2 property market, the 2026 median sale price is £399,000, from 433 registered sales; the mean, the "average house price" most sites quote, is £489,100, sitting well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
Price per square metre in BA2
A square metre of BA2 home has cost about £4,830 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.
Set against the £285,000 England and Wales median, BA2 sits 40% above the national market.
The price of a typical BA2 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 | £399,000 | £399,000 | 433 |
| 2025 | £435,000 | £445,402 | 1,026 |
| 2024 | £425,000 | £451,862 | 1,024 |
| 2023 | £435,000 | £477,959 | 973 |
| 2022 | £410,000 | £480,772 | 1,161 |
| 2021 | £380,000 | £481,129 | 1,302 |
| 2020 | £370,000 | £480,083 | 907 |
| 2019 | £340,000 | £445,659 | 945 |
| 2018 | £355,000 | £473,222 | 1,055 |
| 2017 | £335,000 | £456,906 | 1,092 |
| 2016 | £325,100 | £454,818 | 1,265 |
| 2015 | £280,000 | £395,640 | 1,221 |
| 2014 | £270,000 | £383,042 | 1,368 |
| 2013 | £247,000 | £355,408 | 1,285 |
| 2012 | £245,000 | £360,609 | 936 |
| 2011 | £234,200 | £353,552 | 968 |
| 2010 | £243,400 | £381,714 | 942 |
| 2009 | £213,200 | £342,721 | 912 |
| 2008 | £223,200 | £365,872 | 788 |
| 2007 | £234,000 | £396,929 | 1,525 |
| 2006 | £210,000 | £364,533 | 1,603 |
| 2005 | £204,000 | £363,038 | 1,208 |
| 2004 | £192,500 | £349,618 | 1,355 |
| 2003 | £170,500 | £314,102 | 1,357 |
| 2002 | £155,000 | £291,631 | 1,537 |
| 2001 | £124,000 | £238,384 | 1,485 |
| 2000 | £115,000 | £225,688 | 1,207 |
| 1999 | £92,000 | £183,351 | 1,609 |
| 1998 | £78,000 | £157,449 | 1,534 |
| 1997 | £70,000 | £143,556 | 1,658 |
| 1996 | £68,000 | £143,409 | 1,430 |
| 1995 | £64,500 | £140,213 | 977 |
In cash terms the typical BA2 home went from £64,500 in 1995 to £399,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 185%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 17% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the BA2 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 2000 (+25.0% on the year before); the weakest, 2026 (−8.3%). 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 year (since 2025) | −8.3% | −10.4% |
| 5 years (since 2021) | +1.0% | −3.7% |
| 6 years (since 2020) | +1.3% | −3.0% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 20 years (since 2006) | +3.3% | +0.5% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 39% of the typed total. A detached home currently trades at £635,000 against £300,000 for a flat, 2.1 times the price.
Median by property type, BA2
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £635,000 | 85 | 7,615 |
| Semi-detached | £390,000 | 101 | 8,924 |
| Terraced | £375,000 | 153 | 14,756 |
| Flats | £300,000 | 94 | 6,793 |
Sales activity in BA2
The year-by-year sales count
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 797 BA2 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 1,410 sales a year before the financial crisis and 923 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
Reading the BA2 market
BA2 sits 3 of 19 in its area's price order, well inside the expensive end.
What homes rent for around BA2
For renting purposes BA2 sits in Bath and North East Somerset. The ONS average private rent there is £1,881 a month (May 2026). A one-bed averages £1,203 a month here and a four-or-more-bed £2,535, so size does most of the work in setting the rent.
Average monthly rent by size, Bath and North East Somerset
ONS Price Index of Private Rents, May 2026.
£1,881 a month is £22,572 a year, which against the £399,000 median sold price makes a gross yield of 5.7%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Common questions on BA2 (Bath south of the Avon)
Are property prices falling in BA2 (Bath south of the Avon)?
Is BA2 (Bath south of the Avon) a good place to buy a house?
How much did a house sell for in BA2 (Bath south of the Avon)?
What happens to BA2 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 5% over five years in cash but down 17% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What you could buy in BA2 now
Everything above is what homes in BA2 sold for. This is what you could actually buy today: 96 homes currently on the market from 2 agents publishing to HomesIndex, at a typical asking price 2% below the BA2 median sold price.
At the pace of the last twelve months' registered sales (797 in BA2), the 96 homes listed here amount to about 6 weeks of supply. Not every agent publishes to HomesIndex, so the true figure is higher.
26% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- Bradford Road, Combe Down, Bath, Somerset
- Claverton Buildings, Bath
- Stuart Place, Oldfield Park, Bath, Somerset
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
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.
When homes in BA2 change hands
Take the 5,486 BA2 sales dated 2021 to 2025 and sort them by month: March completions lead with 11.2% of the total, May trails with 6.2%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 350 | 6.4% |
| February | 442 | 8.1% |
| March | 615 | 11.2% |
| April | 350 | 6.4% |
| May | 339 | 6.2% |
| June | 565 | 10.3% |
| July | 399 | 7.3% |
| August | 483 | 8.8% |
| September | 581 | 10.6% |
| October | 496 | 9.0% |
| November | 445 | 8.1% |
| December | 421 | 7.7% |
The price of an extra bedroom in BA
Real sold prices by size across the BA area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £285,000 | £310,000 (+9%) | £357,500 (+15%) | £460,000 (+29%) | £645,000 (+40%) |
| Semi-detached | £230,000 | £254,497 (+11%) | £283,560 (+11%) | £350,000 (+23%) | £425,000 (+21%) |
| Terraced | £180,000 | £227,500 (+26%) | £275,750 (+21%) | £382,662 (+39%) | £550,000 (+44%) |
| Flat | £138,000 | £187,819 (+36%) | £307,250 (+64%) | £450,000 (+46%) | £595,000 (+32%) |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
BA2 ranks 10 of 19 in the BA area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
Winners and losers across the BA area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside BA2, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BA2 0 | £365,000 | 37 |
| BA2 1 | £300,500 | 48 |
| BA2 2 | £365,800 | 64 |
| BA2 3 | £407,500 | 52 |
| BA2 4 | £500,000 | 53 |
| BA2 5 | £475,000 | 42 |
| BA2 6 | £550,000 | 64 |
| BA2 7 | £606,500 | 22 |
| BA2 8 | £315,000 | 47 |
| BA2 9 | £656,500 | 4 |
How BA2 compares nearby
Same city, different markets. The neighbouring districts of the BA area, dearest first:
| District | Median | 5-year |
|---|---|---|
| BA1 | £420,000 | -7% |
| BA10 | £400,000 | +5% |
| BA2 (this report) | £399,000 | +5% |
| BA15 | £382,500 | -2% |
| BA5 | £320,000 | +5% |
| BA3 | £312,500 | +18% |
| BA11 | £310,000 | -5% |
| BA22 | £290,000 | -2% |
| BA12 | £289,500 | +0% |
| BA4 | £285,000 | +16% |
| BA6 | £285,000 | +10% |
| BA9 | £280,000 | +11% |
| BA16 | £275,000 | +10% |
| BA14 | £270,500 | +5% |
| BA13 | £265,000 | +0% |
| BA20 | £255,000 | +14% |
| BA7 | £240,000 | -29% |
| BA8 | £235,000 | -15% |
| BA21 | £220,500 | +10% |
Before you sell in BA2: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in BA2, use the average prices map for a rough value: zoom from BA2's shading down to the sold homes on your own street. The figures above are every recorded BA2 sale; agents price with this same Land Registry record, and now you have it too.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to BA2. Free after a one click sign in.
See every individual BA2 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.