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Downend market report BS16 4, Bristol
The BS16 4 (Downend) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 4,440 sales recorded by HM Land Registry in BS16 4 (Bristol) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in BS16 4 (Bristol) sold for £325,000 in 2026, the median of 54 registered sales, up 23% on five years earlier. The mean was £322,200, and by floor area homes here have averaged about £3,670 per square metre over the last five years. The figures cover 4,440 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
BS16 4 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 4 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 4
54 sales were registered in BS16 4 in 2026, and the middle one of them, the median, went for £325,000. The mean works out at £322,200, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in BS16 4
By floor space, homes in BS16 4 have sold for about £3,670 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.
England and Wales as a whole trade at a £285,000 median, leaving BS16 4 14% above the national figure.
A typical BS16 4 home, priced year by year (1995 to 2026)
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £325,000 | £325,000 | 54 |
| 2025 | £311,200 | £318,642 | 138 |
| 2024 | £307,500 | £326,936 | 96 |
| 2023 | £324,000 | £355,997 | 94 |
| 2022 | £300,000 | £351,784 | 139 |
| 2021 | £265,000 | £335,524 | 137 |
| 2020 | £246,000 | £319,190 | 129 |
| 2019 | £235,000 | £308,029 | 116 |
| 2018 | £240,000 | £319,925 | 141 |
| 2017 | £225,000 | £306,877 | 152 |
| 2016 | £211,000 | £295,191 | 168 |
| 2015 | £185,000 | £261,405 | 124 |
| 2014 | £167,000 | £236,919 | 155 |
| 2013 | £150,000 | £215,835 | 139 |
| 2012 | £153,000 | £225,197 | 129 |
| 2011 | £142,800 | £215,573 | 114 |
| 2010 | £146,000 | £228,966 | 115 |
| 2009 | £135,000 | £217,014 | 114 |
| 2008 | £152,000 | £249,160 | 110 |
| 2007 | £165,000 | £279,886 | 194 |
| 2006 | £150,000 | £260,381 | 189 |
| 2005 | £132,200 | £235,263 | 160 |
| 2004 | £126,500 | £229,749 | 185 |
| 2003 | £113,000 | £208,173 | 203 |
| 2002 | £99,500 | £187,208 | 186 |
| 2001 | £79,200 | £152,258 | 161 |
| 2000 | £68,200 | £133,843 | 138 |
| 1999 | £57,500 | £114,594 | 159 |
| 1998 | £48,200 | £97,295 | 154 |
| 1997 | £45,500 | £93,311 | 119 |
| 1996 | £44,000 | £92,794 | 128 |
| 1995 | £40,800 | £88,693 | 100 |
In cash terms the typical BS16 4 home went from £40,800 in 1995 to £325,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 266%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2023; the current median sits about 9% below that. Someone who bought at the 2023 peak has not yet seen that price back in real terms.
Year-on-year change in the BS16 4 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 (+25.6% on the year before); the weakest, 2009 (−11.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What BS16 4 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +4.4% | +2.0% |
| 5 years (since 2021) | +4.2% | −0.6% |
| 10 years (since 2016) | +4.4% | +1.0% |
| 20 years (since 2006) | +3.9% | +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.
Sales activity in BS16 4
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.
Over the last twelve months of data, 54 sales completed in BS16 4. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 177 sales a year before the financial crisis and 104 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What kind of market BS16 4 is
Only 54 sales completed here in the last twelve months of data, which makes BS16 4 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within BS16, this sector trades 10% below the district median: one of its district's cheaper corners.
Rents around BS16 4
BS16 4 falls under South Gloucestershire, where the ONS puts the average private rent at £1,450 a month (May 2026 figures). The spread runs from £989 a month for a typical one-bed to £2,208 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, South Gloucestershire
ONS Price Index of Private Rents, May 2026.
Against the £325,000 median purchase price, a rent of £1,450 a month (£17,400 a year) works out at a 5.4% 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.
Common questions on BS16 4 (Downend)
Are property prices falling in BS16 4 (Downend)?
Is BS16 4 (Downend) a good place to buy a house?
How much did a house sell for in BS16 4 (Downend)?
Will BS16 4 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 23% over five years in cash but down 3% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What is for sale in BS16 right now
Turning to what is actually available: 550 homes on the market right now, from 10 agents publishing to HomesIndex.
These cover the whole BS16 district, not just BS16 4: live asking prices are collected per district.
25% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Heathcote Road, Fishponds, Bristol, BS16
- Colston Close, Soundwell, Bristol, BS16
- Frenchay Park Road, Bristol, Somerset...
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 BS16 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
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 | — | £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
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 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 | £362,500 | 61 |
| BS16 2 | £377,500 | 62 |
| BS16 3 | £335,000 | 33 |
| BS16 5 | £368,000 | 55 |
| BS16 6 | £452,500 | 46 |
| BS16 7 | £375,000 | 97 |
| BS16 9 | £350,000 | 61 |
Zoom out to the full BS16 district report for the type split, monthly volumes and how BS16 compares with its neighbours.
Selling a home in BS16 4? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at BS16 4'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim BS16 4.
Dig further
Behind the answers sits the same Land Registry record as this page, with BS16 4 already set as the subject. Free, one click sign in.
See every individual BS16 4 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.