Local market reports › BS area › BS13
Bedminster Down market report BS13, Bristol
The standing BS13 (Bedminster Down) property market report, rebuilt from the full public record every month. Everything below comes from 10,113 sales recorded by HM Land Registry in BS13 (Bristol) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical BS13 (Bristol) home changed hands for £300,000 in 2026 (median of 111 registered sales, up 15% on five years earlier), with the mean at £306,700, and by floor area homes here have averaged about £3,480 per square metre over the last five years. Source: 10,113 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
BS13 is a postcode district covering Bedminster Down, Bishopsworth, Hartcliffe in Bristol. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where BS13 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.
The going rate for a home in BS13
The 2026 median for BS13 is £300,000, taken from 111 registered sales. The mean, which is what most sites call the "average house price", is £306,700, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in BS13
Per square metre, BS13 homes have averaged around £3,480 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 5% above the country at large.
A typical BS13 home, priced year by year (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 | £300,000 | £300,000 | 111 |
| 2025 | £290,000 | £296,935 | 327 |
| 2024 | £275,000 | £292,381 | 301 |
| 2023 | £257,500 | £282,930 | 376 |
| 2022 | £280,000 | £328,332 | 413 |
| 2021 | £260,000 | £329,194 | 528 |
| 2020 | £235,000 | £304,917 | 309 |
| 2019 | £230,000 | £301,475 | 404 |
| 2018 | £216,200 | £288,199 | 386 |
| 2017 | £205,000 | £279,599 | 382 |
| 2016 | £187,000 | £261,615 | 385 |
| 2015 | £167,000 | £235,971 | 383 |
| 2014 | £158,000 | £224,151 | 352 |
| 2013 | £135,000 | £194,252 | 317 |
| 2012 | £135,000 | £198,703 | 240 |
| 2011 | £130,000 | £196,250 | 214 |
| 2010 | £140,000 | £219,556 | 194 |
| 2009 | £135,000 | £217,014 | 149 |
| 2008 | £140,000 | £229,490 | 203 |
| 2007 | £150,000 | £254,442 | 397 |
| 2006 | £137,500 | £238,682 | 442 |
| 2005 | £126,000 | £224,229 | 362 |
| 2004 | £125,000 | £227,024 | 345 |
| 2003 | £109,800 | £202,278 | 328 |
| 2002 | £87,500 | £164,630 | 369 |
| 2001 | £75,500 | £145,145 | 334 |
| 2000 | £63,200 | £124,030 | 290 |
| 1999 | £56,000 | £111,605 | 313 |
| 1998 | £52,300 | £105,571 | 281 |
| 1997 | £46,000 | £94,337 | 242 |
| 1996 | £40,000 | £84,358 | 226 |
| 1995 | £45,000 | £97,823 | 210 |
In cash terms the typical BS13 home went from £45,000 in 1995 to £300,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 207%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 9% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BS13 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 2003 (+25.5% on the year before); the weakest, 1996 (−11.1%). 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, 44% of the typed total. A detached home currently trades at £458,500 against £185,200 for a flat, 2.5 times the price.
Median by property type, BS13
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 | £458,500 | 6 | 519 |
| Semi-detached | £335,000 | 45 | 3,926 |
| Terraced | £267,500 | 48 | 4,486 |
| Flats | £185,200 | 12 | 1,175 |
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +3.4% | +1.0% |
| 5 years (since 2021) | +2.9% | −1.8% |
| 10 years (since 2016) | +4.8% | +1.4% |
| 20 years (since 2006) | +4.0% | +1.1% |
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.
How many homes change hands in BS13
Sales per year, counted
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
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 259 BS13 sales across the most recent twelve months of data. Turnover has held fairly steady across the cycle: about 306 sales a year recently, against 358 a year before 2008. 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.
Rents around BS13
For renting purposes BS13 sits in Bristol, City of. 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 £300,000 median purchase price, a rent of £1,883 a month (£22,596 a year) works out at a 7.5% 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 BS13 trades
Among the 37 measurable districts of its area, BS13 ranks 32 by median price: towards the affordable end.
Asked and answered: BS13 (Bedminster Down)
Are property prices falling in BS13 (Bedminster Down)?
Is BS13 (Bedminster Down) a good place to buy a house?
How much did a house sell for in BS13 (Bedminster Down)?
Real searches this page gets asked
These are the recorded searches for the wider BS report family, answered with this page's own figures.
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 7.5% against the £300,000 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 BS13 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 15% over five years in cash but down 9% 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 BS13 now
Everything above is what homes in BS13 sold for. Turning to what is actually available: 393 homes on the market right now, from 7 agents publishing to HomesIndex, at a typical asking price 5% below the BS13 median sold price.
23% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
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 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.
Bedroom by bedroom: BS prices by size
What homes of each size actually sold for across the BS area, 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
BS13 ranks 11 of 37 in the BS 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.
BS area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside BS13, 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 |
|---|---|---|
| BS13 0 | £260,000 | 20 |
| BS13 7 | £355,000 | 49 |
| BS13 8 | £290,000 | 29 |
| BS13 9 | £250,000 | 13 |
How BS13 compares nearby
Same city, different markets. The dearest districts of the BS area, and BS13 itself, which ranks 32 of 37 by median price:
| District | Median | 5-year |
|---|---|---|
| BS28 | £565,000 | +9% |
| BS9 | £530,000 | +4% |
| BS41 | £490,000 | -2% |
| BS25 | £480,000 | +21% |
| BS8 | £435,000 | -2% |
| BS7 | £425,000 | +12% |
| BS36 | £425,000 | +13% |
| BS40 | £425,000 | -3% |
| BS3 | £420,000 | +20% |
| BS6 | £420,000 | -2% |
| BS31 | £413,800 | +17% |
| BS26 | £410,000 | +3% |
| BS20 | £385,000 | +4% |
| BS48 | £372,500 | -1% |
| BS35 | £364,000 | +10% |
| BS32 | £362,200 | +16% |
| BS16 | £362,000 | +17% |
| BS21 | £355,000 | +10% |
| BS4 | £354,000 | +22% |
| BS27 | £350,000 | +9% |
| BS49 | £350,000 | +3% |
| BS5 | £345,000 | +19% |
| BS39 | £335,000 | +14% |
| BS13 (this report) | £300,000 | +15% |
Selling in BS13? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in BS13, use the average prices map for a rough value: zoom from BS13's shading down to the sold homes on your own street. The figures above are every recorded BS13 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim BS13.
Dig further
Behind the answers sits the same Land Registry record as this page, with BS13 already set as the subject. Free, one click sign in.
Two maps carry on from here: every BS13 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.