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Bedminster Down market report BS13 8, Bristol
The standing BS13 8 (Bedminster Down) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 2,732 completed sales registered with HM Land Registry in BS13 8 (Bristol) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical BS13 8 (Bristol) home changed hands for £290,000 in 2026 (median of 29 registered sales, up 5% on five years earlier), with the mean at £318,600, and by floor area homes here have averaged about £3,520 per square metre over the last five years. Source: 2,732 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
BS13 8 is one sector of BS13 (Bristol): 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 BS13 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 BS13 8 prices, from the sold record
29 sales were registered in BS13 8 in 2026, and the middle one of them, the median, went for £290,000. The mean works out at £318,600, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in BS13 8
Per square metre, BS13 8 homes have averaged around £3,520 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
The national median for England and Wales is £285,000, which puts BS13 8 2% above the country at large.
BS13 8's median sold price, 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 | £290,000 | £290,000 | 29 |
| 2025 | £281,800 | £288,539 | 86 |
| 2024 | £285,000 | £303,014 | 59 |
| 2023 | £280,000 | £307,652 | 76 |
| 2022 | £270,000 | £316,606 | 91 |
| 2021 | £275,000 | £348,185 | 119 |
| 2020 | £222,000 | £288,050 | 85 |
| 2019 | £240,000 | £314,583 | 129 |
| 2018 | £211,000 | £281,267 | 86 |
| 2017 | £210,000 | £286,419 | 110 |
| 2016 | £192,500 | £269,309 | 103 |
| 2015 | £170,000 | £240,210 | 102 |
| 2014 | £160,000 | £226,988 | 99 |
| 2013 | £141,000 | £202,885 | 79 |
| 2012 | £140,000 | £206,063 | 59 |
| 2011 | £128,000 | £193,231 | 68 |
| 2010 | £128,200 | £201,051 | 60 |
| 2009 | £129,000 | £207,369 | 26 |
| 2008 | £142,500 | £233,588 | 61 |
| 2007 | £142,500 | £241,720 | 109 |
| 2006 | £137,000 | £237,814 | 111 |
| 2005 | £125,000 | £222,450 | 110 |
| 2004 | £128,000 | £232,473 | 94 |
| 2003 | £99,000 | £182,382 | 117 |
| 2002 | £79,500 | £149,579 | 112 |
| 2001 | £74,000 | £142,261 | 106 |
| 2000 | £59,000 | £115,788 | 77 |
| 1999 | £54,400 | £108,416 | 92 |
| 1998 | £45,500 | £91,845 | 85 |
| 1997 | £50,000 | £102,540 | 66 |
| 1996 | £39,000 | £82,249 | 71 |
| 1995 | £47,500 | £103,258 | 55 |
In cash terms the typical BS13 8 home went from £47,500 in 1995 to £290,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 181%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 17% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BS13 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 2004 (+29.3% on the year before); the weakest, 1996 (−17.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.9% | +0.5% |
| 5 years (since 2021) | +1.1% | −3.6% |
| 10 years (since 2016) | +4.2% | +0.7% |
| 20 years (since 2006) | +3.8% | +1.0% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Sales activity in BS13 8
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
Over the last twelve months of data, 29 sales completed in BS13 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 105 sales a year before the financial crisis and 68 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.
How BS13 8 trades
Only 29 sales completed here in the last twelve months of data, which makes BS13 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint.
Rents around BS13 8
The local authority for BS13 8 is Bristol, City of, and its ONS average private rent currently stands at £1,883 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,224 a month here against £2,552 for four or more bedrooms.
Average monthly rent by size, Bristol, City of
ONS Price Index of Private Rents, May 2026.
Set against the £290,000 median sold price, £1,883 a month is £22,596 a year, a gross yield of 7.8%: 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.
Asked and answered: BS13 8 (Bedminster Down)
How much did a house sell for in BS13 8 (Bedminster Down)?
Are property prices falling in BS13 8 (Bedminster Down)?
Is BS13 8 (Bedminster Down) a good place to buy a house?
Will BS13 8 prices rise from here?
The record answers a different question than "what happens next": the median is up 5% over five years in cash but down 17% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What is for sale in BS13 right now
This is what you could actually buy today: 393 homes currently on the market from 7 agents publishing to HomesIndex.
These cover the whole BS13 district, not just BS13 8: live asking prices are collected per district.
23% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every BS13 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.
The price of an extra bedroom in BS
The Land Registry record, split by size: what each kind of home actually sold for across the BS area. 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%) | — |
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
The spread across the BS area is the point: the same five years treated these districts very differently.
Five-year change in the median, BS area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in BS13
A few minutes' walk can separate two very different markets. Here are BS13's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS13 0 | £260,000 | 20 |
| BS13 7 | £355,000 | 49 |
| BS13 9 | £250,000 | 13 |
Zoom out to the full BS13 district report for the type split, monthly volumes and how BS13 compares with its neighbours.
Before you sell in BS13 8: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in BS13 8, use the average prices map for a rough value: zoom from BS13 8's shading down to the sold homes on your own street. The figures above are every recorded BS13 8 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim BS13 8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with BS13 8 already set as the subject. Free, one click sign in.
The live map plots every individual BS13 8 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.