Local market reports › BS
Bristol market report BS
The standing BS (Bristol) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 556,828 completed sales registered with HM Land Registry in the BS postcode area (Bristol) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in the BS postcode area (Bristol) sold for £342,000 in 2026, the median of 5,773 registered sales, up 10% on five years earlier. The mean was £378,900, and by floor area homes here have averaged about £4,090 per square metre over the last five years. The figures cover 556,828 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
The figures for BS centred on Bristol run across 37 districts, the broad sweep by design. For a specific place, drop down to its district report below.
Where BS 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 BS homes really sell for
In the BS property market, the 2026 median sale price is £342,000, from 5,773 registered sales; the mean, the "average house price" most sites quote, is £378,900, sitting a little above it, the familiar pattern where pricier homes stretch the average.
BS prices by floor area
By floor space, homes in BS have sold for about £4,090 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
The national median for England and Wales is £285,000, which puts BS 20% above the country at large.
The price of a typical BS home, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £342,000 | £342,000 | 5,773 |
| 2025 | £340,000 | £348,130 | 15,275 |
| 2024 | £337,000 | £358,300 | 14,558 |
| 2023 | £335,000 | £368,083 | 13,749 |
| 2022 | £333,000 | £390,480 | 17,001 |
| 2021 | £310,000 | £392,500 | 20,837 |
| 2020 | £293,000 | £380,174 | 14,072 |
| 2019 | £272,000 | £356,527 | 16,094 |
| 2018 | £266,500 | £355,250 | 16,972 |
| 2017 | £259,000 | £353,250 | 17,630 |
| 2016 | £242,500 | £339,260 | 17,962 |
| 2015 | £220,000 | £310,860 | 18,386 |
| 2014 | £200,000 | £283,735 | 18,316 |
| 2013 | £185,000 | £266,197 | 15,515 |
| 2012 | £180,000 | £264,938 | 13,313 |
| 2011 | £178,000 | £268,712 | 12,971 |
| 2010 | £184,000 | £288,559 | 12,899 |
| 2009 | £170,000 | £273,276 | 12,791 |
| 2008 | £175,000 | £286,862 | 11,735 |
| 2007 | £183,500 | £311,267 | 22,549 |
| 2006 | £168,500 | £292,494 | 24,816 |
| 2005 | £158,000 | £281,176 | 19,724 |
| 2004 | £152,500 | £276,970 | 21,488 |
| 2003 | £138,000 | £254,229 | 20,876 |
| 2002 | £120,000 | £225,779 | 23,514 |
| 2001 | £95,000 | £182,633 | 22,985 |
| 2000 | £83,000 | £162,888 | 20,386 |
| 1999 | £72,500 | £144,489 | 23,181 |
| 1998 | £64,000 | £129,189 | 20,210 |
| 1997 | £59,000 | £120,997 | 19,978 |
| 1996 | £55,000 | £115,993 | 17,801 |
| 1995 | £53,000 | £115,214 | 13,471 |
In cash terms the typical BS home went from £53,000 in 1995 to £342,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 197%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 13% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BS 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 (+26.3% on the year before); the weakest, 2008 (−4.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 34% of the typed total. A detached home currently trades at £490,000 against £225,000 for a flat, 2.2 times the price.
Median by property type, BS
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 | £490,000 | 993 | 104,908 |
| Semi-detached | £355,000 | 1,517 | 145,270 |
| Terraced | £330,000 | 2,047 | 187,844 |
| Flats | £225,000 | 1,216 | 118,806 |
What BS has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +0.6% | −1.8% |
| 5 years (since 2021) | +2.0% | −2.7% |
| 10 years (since 2016) | +3.5% | +0.1% |
| 20 years (since 2006) | +3.6% | +0.8% |
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.
The turnover behind the prices
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
BS recorded 12,139 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 22,042 sales a year before the financial crisis and 13,271 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.
How BS trades
BS is a liquid market by any standard, with 12,139 sales in the last twelve months of data. Figures built on that many transactions move because the market moves, and for no other reason.
Rents around BS
For renting purposes BS sits in Bristol, City of, the local authority covering most of the BS area (parts fall under North Somerset and South Gloucestershire, where rents differ). The ONS average private rent there is £1,883 a month (May 2026). The spread runs from £1,224 a month for a typical one-bed to £2,552 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Bristol, City of
ONS Price Index of Private Rents, May 2026.
Against the £342,000 median purchase price, a rent of £1,883 a month (£22,596 a year) works out at a 6.6% 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.
Asked and answered: BS (Bristol)
Are property prices falling in BS (Bristol)?
Is BS (Bristol) a good place to buy a house?
How much did a house sell for in BS (Bristol)?
Real searches this page gets asked
For searches like bristol short let index
: the ONS puts the average private rent in Bristol, City of at £1,883 a month, a gross yield of about 6.6% against the £342,000 median. The full rent section below breaks it down by size.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
Are BS prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 10% over five years in cash but down 13% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in BS right now
Everything above is what homes in BS sold for. Turning to what is actually available: 5,368 homes on the market right now, from 11 agents publishing to HomesIndex, at a typical asking price 1% below the BS median sold price.
27% 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.
- Warden Road, Southville, Southville
- Highbury Road, Bedminster, BS3 5NS, Bristol
- Aylesbury Crescent, Bedminster, BS3 5NN, Bristol
"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 BS home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
Bedroom by bedroom: BS prices by size
Real sold prices by size across the BS 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 | — | £360,000 | £480,000 (+33%) | £710,000 (+48%) | £960,000 (+35%) |
| Semi-detached | £267,000 | £310,000 (+16%) | £372,000 (+20%) | £500,000 (+34%) | £857,110 (+71%) |
| Terraced | £253,750 | £299,000 (+18%) | £367,500 (+23%) | £500,000 (+36%) | £757,500 (+51%) |
| Flat | £200,000 | £268,450 (+34%) | £415,000 (+55%) | £582,500 (+40%) | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the BS area is the point: the same five years treated these districts very differently.
Winners and losers across the BS area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
District by district
The area medians above hide a lot. Here is every BS district with enough sales to measure, dearest first; each links to its own full report.
| District | Median (2026) | 5-year | Sales |
|---|---|---|---|
| BS28 Wedmore | £565,000 | +9% | 17 |
| BS9 Coombe Dingle, Sneyd Park | £530,000 | +4% | 153 |
| BS41 Long Ashton, Dundry | £490,000 | -2% | 33 |
| BS25 Churchill, Winscombe | £480,000 | +21% | 38 |
| BS8 Clifton, Failand | £435,000 | -2% | 158 |
| BS7 Bishopston, Horfield | £425,000 | +12% | 211 |
| BS36 Coalpit Heath | £425,000 | +13% | 83 |
| BS40 Chew Valley, Chew Magna | £425,000 | -3% | 67 |
| BS3 Bedminster, Southville | £420,000 | +20% | 304 |
| BS6 Cotham, Redland | £420,000 | -2% | 185 |
| BS31 Keynsham, Saltford | £413,800 | +17% | 150 |
| BS26 Axbridge, Compton Bishop | £410,000 | +3% | 25 |
| BS20 Pill, Portishead | £385,000 | +4% | 243 |
| BS48 Backwell, Nailsea | £372,500 | -1% | 131 |
| BS35 Oldbury on Severn, Aust | £364,000 | +10% | 152 |
| BS32 Almondsbury, Aztec WestSectors 8 | £362,200 | +16% | 150 |
| BS16 Downend, Emersons Green | £362,000 | +17% | 469 |
| BS21 Clevedon | £355,000 | +10% | 153 |
| BS4 Brislington, Knowle | £354,000 | +22% | 281 |
| BS27 Cheddar, Draycott | £350,000 | +9% | 51 |
| BS49 Congresbury, Yatton | £350,000 | +3% | 61 |
| BS5 Easton, St George | £345,000 | +19% | 297 |
| BS39 Paulton, Clutton | £335,000 | +14% | 91 |
| BS34 Patchway, Charlton Hayes | £325,000 | +15% | 207 |
| BS2 Kingsdown, St Paul's | £320,000 | +5% | 82 |
| BS10 Brentry, Henbury | £320,000 | +16% | 117 |
| BS29 Banwell | £320,000 | +9% | 17 |
| BS30 Bitton, Longwell Green | £320,000 | +3% | 171 |
| BS37 Westerleigh, Wapley | £304,000 | +9% | 266 |
| BS15 Hanham, Kingswood | £302,000 | +13% | 289 |
| BS1 Bristol city centre, Redcliffe | £300,000 | -7% | 81 |
| BS13 Bedminster Down, Bishopsworth | £300,000 | +15% | 111 |
| BS14 Hengrove, Stockwood | £300,000 | +17% | 168 |
| BS11 Avonmouth, Shirehampton | £290,000 | +17% | 85 |
| BS22 Kewstoke, Weston-super-Mare | £280,000 | +13% | 253 |
| BS24 Bleadon, Hutton | £270,000 | +8% | 183 |
| BS23 Uphill, Weston-super-Mare | £215,000 | +8% | 240 |
Before you sell in BS: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BS, open the average prices map and zoom from the BS shading down to the sold homes on your own street. Every recorded BS 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 BS: the featured spot on this report is free for founding agents, one per district. Claim BS.
Go deeper
Behind the answers sits the same Land Registry record as this page, with BS already set as the subject. Free, one click sign in.
See every individual BS 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.