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Downend market report BS16 2, Bristol
The standing BS16 2 (Downend) property market report, rebuilt from the full public record every month. The raw material for this page is 5,327 HM Land Registry entries for BS16 2 (Bristol), 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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: the 2026 median for BS16 2 (Bristol) is £360,000, from 79 registered sales, up 8% on five years earlier; the mean is £383,600, and by floor area homes here have averaged about £3,990 per square metre over the last five years. Behind the figures sit 5,327 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
BS16 2 is a postcode sector: one group of streets inside BS16 (Bristol). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where BS16 2 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 buyers actually paid in BS16 2
The BS16 2 median stands at £360,000 for 2026, built from 79 registered sales; the mean, the figure usually quoted as the "average house price", is £383,600, a little above it, the familiar pattern where pricier homes stretch the average.
What a square metre costs in BS16 2
Averaged across five years of sales, floor space in BS16 2 costs about £3,990 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
For scale: the England and Wales median is £285,000, so BS16 2 trades 26% above the country as a whole.
BS16 2's median sold price, 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 | £360,000 | £360,000 | 79 |
| 2025 | £365,000 | £373,728 | 174 |
| 2024 | £345,000 | £366,806 | 171 |
| 2023 | £367,500 | £403,793 | 178 |
| 2022 | £320,000 | £375,237 | 279 |
| 2021 | £332,500 | £420,988 | 265 |
| 2020 | £320,000 | £415,207 | 209 |
| 2019 | £310,000 | £406,336 | 234 |
| 2018 | £291,000 | £387,908 | 186 |
| 2017 | £276,000 | £376,436 | 183 |
| 2016 | £260,000 | £363,743 | 171 |
| 2015 | £220,000 | £310,860 | 140 |
| 2014 | £196,000 | £278,060 | 160 |
| 2013 | £180,000 | £259,002 | 113 |
| 2012 | £180,000 | £264,938 | 117 |
| 2011 | £175,000 | £264,183 | 118 |
| 2010 | £185,000 | £290,128 | 123 |
| 2009 | £160,000 | £257,201 | 125 |
| 2008 | £175,000 | £286,862 | 124 |
| 2007 | £188,200 | £319,240 | 176 |
| 2006 | £169,200 | £293,710 | 190 |
| 2005 | £172,200 | £306,447 | 170 |
| 2004 | £154,000 | £279,694 | 197 |
| 2003 | £140,000 | £257,914 | 158 |
| 2002 | £125,000 | £235,186 | 193 |
| 2001 | £94,000 | £180,710 | 170 |
| 2000 | £88,000 | £172,700 | 141 |
| 1999 | £74,000 | £147,478 | 177 |
| 1998 | £71,500 | £144,328 | 180 |
| 1997 | £60,000 | £123,048 | 183 |
| 1996 | £59,000 | £124,428 | 125 |
| 1995 | £54,000 | £117,388 | 118 |
In cash terms the typical BS16 2 home went from £54,000 in 1995 to £360,000 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 14% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BS16 2 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 (+33.0% on the year before); the weakest, 2009 (−8.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −1.4% | −3.7% |
| 5 years (since 2021) | +1.6% | −3.1% |
| 6 years (since 2020) | +2.0% | −2.3% |
| 10 years (since 2016) | +3.3% | −0.1% |
| 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.
Transaction volumes
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.
BS16 2 recorded 79 sales in the last twelve months of data. Turnover has held fairly steady across the cycle: about 176 sales a year recently, against 174 a year before 2008. 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 BS16 2
The local authority for BS16 2 is Bristol, City of, and its ONS average private rent currently stands at £1,883 a month (May 2026 figures). 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.
£1,883 a month is £22,596 a year, which against the £360,000 median sold price makes a gross yield of 6.3%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What people ask about BS16 2 (Downend)
Is BS16 2 (Downend) a good place to buy a house?
How much did a house sell for in BS16 2 (Downend)?
Are property prices falling in BS16 2 (Downend)?
Where do BS16 2 prices go next?
No honest page predicts prices, so this one sticks to the record: the median is up 8% over five years in cash but down 14% 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.
On the market in BS16 today
The live side of the market holds 361 homes at the moment, listed by 5 agents publishing to HomesIndex.
These cover the whole BS16 district, not just BS16 2: live asking prices are collected per district.
11% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Snowdon Road, Fishponds, Bristol, Bristol
- Long Close, Downend Bristol, BS16 2UF, Bristol
- Cheswick Village, Bristol, 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 BS16 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.
Moving up a bedroom in BS: the cost
What homes of each size actually sold for across the BS area, from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | £300,000 | £357,500 (+19%) | £414,995 (+16%) | £530,000 (+28%) | £710,000 (+34%) |
| Semi-detached | £244,000 | £285,000 (+17%) | £327,500 (+15%) | £415,000 (+27%) | £550,000 (+33%) |
| Terraced | £218,500 | £280,000 (+28%) | £341,000 (+22%) | £475,000 (+39%) | £640,000 (+35%) |
| Flat | £190,000 | £240,000 (+26%) | £346,756 (+44%) | £438,750 (+27%) | £535,000 (+22%) |
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
The spread across the BS area is the point: the same five years treated these districts very differently.
BS area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in BS16
A few minutes' walk can separate two very different markets. Here are BS16's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS16 1 | £370,000 | 79 |
| BS16 3 | £318,500 | 44 |
| BS16 4 | £325,000 | 58 |
| BS16 5 | £366,000 | 66 |
| BS16 6 | £445,000 | 58 |
| BS16 7 | £370,000 | 113 |
| BS16 9 | £339,200 | 72 |
Zoom out to the full BS16 district report for the type split, monthly volumes and how BS16 compares with its neighbours.
Thinking of selling in BS16 2? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at BS16 2's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about BS16 2. Free, with a one click sign in.
Two maps carry on from here: every BS16 2 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.