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BA2 local market report Bath

Every figure on this page comes from the public record: 39,684 sales registered with HM Land Registry in BA2 (Bath) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.

Sales data to May 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.

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.

What a home in BA2 sells for

The 2026 median in BA2 is £400,600, from 224 registered sales; the mean, £489,500, sits well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.

For scale: the England and Wales median is £274,000, so BA2 trades 46% above the country as a whole.

In cash terms the typical BA2 home went from £64,500 in 1995 to £400,600 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 193%: homes here genuinely became dearer, not just more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 15% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.

The strongest year on record here is 2000 (+25.0% on the year before); the weakest, 2026 (−4.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.

Annualised returns

Period	Cash, per year	Real terms, per year
1 years (since 2025)	−4.6%	−4.6%
5 years (since 2021)	+1.1%	−3.1%
10 years (since 2016)	+2.1%	−1.1%
20 years (since 2006)	+3.3%	+0.6%

Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.

Transaction volumes

BA2 recorded 860 sales in the last 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 1,005 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.

What homes rent for around BA2

BA2 falls under Bath and North East Somerset, where the ONS puts the average private rent at £1,881 a month (May 2026 figures). 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.

Set against the £400,600 median sold price, £1,881 a month is £22,572 a year, a gross yield of 5.6%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.

Will BA2 prices rise from here?

Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 5% over five years in cash but down 15% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.

Ladders and snakes: five-year risers and fallers

BA2 ranks 8 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.

Inside BA2, street group by street group

Postcode sectors are the next slice down, each a group of streets. Prices can differ sharply between two sectors a few minutes' walk apart.

Sector	Median (latest)	Sales that year
BA2 0	£365,000	17
BA2 1	£303,000	30
BA2 2	£376,000	32
BA2 3	£407,500	34
BA2 4	£550,000	23
BA2 5	£475,000	21
BA2 6	£605,000	33
BA2 7	£630,000	12
BA2 8	£305,000	20
BA2 9	£512,500	15

How BA2 compares nearby

Same city, different markets. The neighbouring districts of the BA area, dearest first:

District	Median	5-year
BA15	£425,000	+10%
BA1	£420,500	-5%
BA2 (this report)	£400,600	+5%
BA10	£400,000	-6%
BA5	£335,000	+11%
BA3	£315,000	+19%
BA11	£304,500	-5%
BA4	£285,000	+14%
BA16	£281,200	+12%
BA6	£274,000	+4%
BA12	£270,000	-7%
BA9	£265,000	+6%
BA14	£265,000	+5%
BA13	£261,200	-1%
BA22	£260,000	-12%
BA20	£227,500	+3%
BA7	£226,000	-34%
BA21	£217,000	+9%
BA8	£198,000	-31%

Dig further

See every individual BA2 sale on the live map, mapped to the exact address, or the quick-reference BA2 price page. 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.