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Henstridge market report BA8, Templecombe
The standing BA8 (Henstridge) property market report, rebuilt from the full public record every month. The raw material for this page is 2,483 HM Land Registry entries for BA8 (Templecombe), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 21 registered 2026 sales put the BA8 (Templecombe) median at £230,000, down 17% on five years earlier, with a mean of £237,600, and by floor area homes here have averaged about £3,210 per square metre over the last five years. Everything rests on 2,483 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
The postcode district BA8 covering Templecombe, Henstridge, Horsington sits in Templecombe. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where BA8 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 BA8 sells for
Across 21 registered 2026 sales, the typical (median) BA8 home went for £230,000. The mean is £237,600, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in BA8
A square metre of BA8 home has cost about £3,210 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 BA8 trades 19% below the country as a whole.
The price of a typical BA8 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £230,000 | £230,000 | 21 |
| 2025 | £309,200 | £316,594 | 80 |
| 2024 | £297,500 | £316,304 | 54 |
| 2023 | £300,000 | £329,627 | 69 |
| 2022 | £301,800 | £353,895 | 66 |
| 2021 | £277,500 | £351,351 | 74 |
| 2020 | £289,200 | £375,243 | 64 |
| 2019 | £230,000 | £301,475 | 65 |
| 2018 | £235,000 | £313,259 | 77 |
| 2017 | £230,000 | £313,697 | 75 |
| 2016 | £197,500 | £276,304 | 76 |
| 2015 | £210,000 | £296,730 | 81 |
| 2014 | £203,000 | £287,991 | 77 |
| 2013 | £184,000 | £264,758 | 61 |
| 2012 | £196,000 | £288,488 | 53 |
| 2011 | £205,000 | £309,471 | 52 |
| 2010 | £175,000 | £274,445 | 55 |
| 2009 | £208,000 | £334,362 | 57 |
| 2008 | £172,500 | £282,764 | 48 |
| 2007 | £185,000 | £313,812 | 109 |
| 2006 | £202,500 | £351,514 | 88 |
| 2005 | £165,000 | £293,634 | 98 |
| 2004 | £192,500 | £349,618 | 110 |
| 2003 | £139,500 | £256,993 | 99 |
| 2002 | £115,000 | £216,372 | 108 |
| 2001 | £96,000 | £184,555 | 108 |
| 2000 | £85,000 | £166,813 | 87 |
| 1999 | £80,000 | £159,436 | 107 |
| 1998 | £62,800 | £126,766 | 96 |
| 1997 | £64,200 | £131,661 | 102 |
| 1996 | £60,000 | £126,537 | 82 |
| 1995 | £60,000 | £130,431 | 84 |
In cash terms the typical BA8 home went from £60,000 in 1995 to £230,000 in 2026, roughly 3.8 times the price. Even after inflation that is a real rise of about 76%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2020, and today's median remains roughly 39% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the BA8 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 2004 (+38.0% on the year before); the weakest, 2026 (−25.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What BA8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −25.6% | −27.4% |
| 5 years (since 2021) | −3.7% | −8.1% |
| 10 years (since 2016) | +1.5% | −1.8% |
| 20 years (since 2006) | +0.6% | −2.1% |
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 detached houses dominate the record here, 43% of the typed total. In 2021, the last year both were recorded here, a detached home traded at £380,000 against £121,200 for a flat, 3.1 times the price.
Median by property type, BA8
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 | £420,000 (2025) | – | 1,048 |
| Semi-detached | £270,000 | 7 | 641 |
| Terraced | £195,000 | 11 | 634 |
| Flats | £121,200 (2021) | – | 124 |
Transaction volumes
Sales per year, counted
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
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 58 BA8 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 101 sales a year before the financial crisis and 58 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.
The rental side of BA8
For renting purposes BA8 sits in Somerset. The ONS average private rent there is £990 a month (May 2026). Size sets most of the rent: one-beds average £674 a month here against £1,580 for four or more bedrooms.
Average monthly rent by size, Somerset
ONS Price Index of Private Rents, May 2026.
Against the £230,000 median purchase price, a rent of £990 a month (£11,880 a year) works out at a 5.2% 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.
How BA8 trades
Only 58 sales completed here in the last twelve months of data, which makes BA8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. In its area's price order BA8 comes 18 of 19, towards the cheaper end of the table.
Asked and answered: BA8 (Henstridge)
Is BA8 (Henstridge) a good place to buy a house?
How much did a house sell for in BA8 (Henstridge)?
Are property prices falling in BA8 (Henstridge)?
Are BA8 prices heading up or down?
The record answers a different question than "what happens next": the median is down 17% over five years in cash but down 35% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in BA8 now
Everything above is what homes in BA8 sold for. This is what you could actually buy today: 21 homes currently on the market from 6 agents publishing to HomesIndex, at a typical asking price 26% above the BA8 median sold price.
38% 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.
- Templecombe, BA8, Templecombe
- Milborne Gardens, Milborne Port, Sherborne, Somerset, DT9
- Summerfields, Henstridge, Templecombe
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 BA8 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.
Bedroom by bedroom: BA prices by size
Real sold prices by size across the BA area, straight 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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
BA8 ranks 18 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
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside BA8, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BA8 0 | £230,000 | 21 |
How BA8 compares nearby
Same city, different markets. The neighbouring districts of the BA area, dearest first:
| District | Median | 5-year |
|---|---|---|
| BA1 | £420,000 | -7% |
| BA2 | £395,000 | +4% |
| BA15 | £393,000 | +0% |
| BA10 | £390,000 | +3% |
| BA5 | £327,000 | +7% |
| BA3 | £310,000 | +17% |
| BA11 | £300,000 | -8% |
| BA12 | £290,000 | +0% |
| BA4 | £285,000 | +16% |
| BA6 | £285,000 | +10% |
| BA22 | £282,500 | -4% |
| BA16 | £280,000 | +12% |
| BA9 | £278,500 | +11% |
| BA14 | £270,000 | +5% |
| BA13 | £266,500 | +1% |
| BA20 | £252,500 | +13% |
| BA7 | £240,000 | -29% |
| BA8 (this report) | £230,000 | -17% |
| BA21 | £225,000 | +13% |
Selling a home in BA8? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BA8, open the average prices map and zoom from the BA8 shading down to the sold homes on your own street. Every recorded BA8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim BA8.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to BA8. Free after a one click sign in.
Two maps carry on from here: every BA8 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.
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.