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Downend market report BS16 5, Bristol
The standing BS16 5 (Downend) property market report, rebuilt from the full public record every month. Everything below comes from 5,889 sales recorded by HM Land Registry in BS16 5 (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: a typical BS16 5 (Bristol) home changed hands for £368,000 in 2026 (median of 55 registered sales, up 20% on five years earlier), with the mean at £359,700, and by floor area homes here have averaged about £3,750 per square metre over the last five years. Source: 5,889 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like BS16 5 is a single group of streets within BS16 (Bristol), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where BS16 5 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 BS16 5 homes really sell for
The BS16 5 median stands at £368,000 for 2026, built from 55 registered sales; the mean, the figure usually quoted as the "average house price", is £359,700, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in BS16 5
The last five years of sales put BS16 5 at roughly £3,750 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
For scale: the England and Wales median is £285,000, so BS16 5 trades 29% above the country as a whole.
The price of a typical BS16 5 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £368,000 | £368,000 | 55 |
| 2025 | £340,000 | £348,130 | 152 |
| 2024 | £320,000 | £340,226 | 141 |
| 2023 | £330,000 | £362,589 | 149 |
| 2022 | £325,000 | £381,100 | 169 |
| 2021 | £307,200 | £388,955 | 186 |
| 2020 | £292,500 | £379,525 | 152 |
| 2019 | £265,000 | £347,352 | 139 |
| 2018 | £261,200 | £348,185 | 166 |
| 2017 | £270,000 | £368,253 | 196 |
| 2016 | £250,000 | £349,752 | 243 |
| 2015 | £220,000 | £310,860 | 217 |
| 2014 | £205,000 | £290,828 | 212 |
| 2013 | £182,000 | £261,880 | 191 |
| 2012 | £180,000 | £264,938 | 150 |
| 2011 | £168,000 | £253,615 | 147 |
| 2010 | £180,500 | £283,070 | 146 |
| 2009 | £170,200 | £273,598 | 166 |
| 2008 | £173,100 | £283,747 | 124 |
| 2007 | £195,000 | £330,774 | 210 |
| 2006 | £170,000 | £295,098 | 291 |
| 2005 | £158,500 | £282,066 | 221 |
| 2004 | £163,000 | £296,040 | 229 |
| 2003 | £139,500 | £256,993 | 186 |
| 2002 | £125,000 | £235,186 | 229 |
| 2001 | £93,000 | £178,788 | 217 |
| 2000 | £87,400 | £171,523 | 218 |
| 1999 | £71,300 | £142,097 | 233 |
| 1998 | £65,000 | £131,207 | 232 |
| 1997 | £55,000 | £112,794 | 197 |
| 1996 | £50,000 | £105,448 | 188 |
| 1995 | £48,000 | £104,345 | 137 |
In cash terms the typical BS16 5 home went from £48,000 in 1995 to £368,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 253%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 5% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BS16 5 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 (+34.4% on the year before); the weakest, 2008 (−11.2%). 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 years (since 2025) | +8.2% | +5.7% |
| 5 years (since 2021) | +3.7% | −1.1% |
| 10 years (since 2016) | +3.9% | +0.5% |
| 20 years (since 2006) | +3.9% | +1.1% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
How many homes change hands
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
BS16 5 recorded 55 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 225 sales a year before the financial crisis and 133 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.
The rental side of BS16 5
BS16 5 falls under South Gloucestershire, where the ONS puts the average private rent at £1,450 a month (May 2026 figures). Size sets most of the rent: one-beds average £989 a month here against £2,208 for four or more bedrooms.
Average monthly rent by size, South Gloucestershire
ONS Price Index of Private Rents, May 2026.
£1,450 a month is £17,400 a year, which against the £368,000 median sold price makes a gross yield of 4.7%. 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.
How BS16 5 trades
This is a thin market: 55 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict.
BS16 5 (Downend): the questions that come up
Is BS16 5 (Downend) a good place to buy a house?
How much did a house sell for in BS16 5 (Downend)?
Are property prices falling in BS16 5 (Downend)?
Will BS16 5 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 20% over five years in cash but down 5% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
On the market in BS16 today
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 5: 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. 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land 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.
Winners and losers across the BS area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in BS16
Sector boundaries hide real price steps. The rest of BS16, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS16 1 | £362,500 | 61 |
| BS16 2 | £377,500 | 62 |
| BS16 3 | £335,000 | 33 |
| BS16 4 | £325,000 | 54 |
| 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 5? 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 5'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.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim BS16 5.
Dig further
Behind the answers sits the same Land Registry record as this page, with BS16 5 already set as the subject. Free, one click sign in.
The live map plots every individual BS16 5 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.
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.