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Downend market report BS16 9, Bristol
The BS16 9 (Downend) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 4,449 registered sales in BS16 9 (Bristol) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical BS16 9 (Bristol) home changed hands for £350,000 in 2026 (median of 61 registered sales, up 30% on five years earlier), with the mean at £334,900, and by floor area homes here have averaged about £3,680 per square metre over the last five years. Source: 4,449 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
BS16 9 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 9 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 BS16 9
Across 61 registered 2026 sales, the typical (median) BS16 9 home went for £350,000. The mean is £334,900, almost on top of it, so sales bunch tightly around the typical price.
House prices per square metre in BS16 9
The last five years of sales put BS16 9 at roughly £3,680 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 9 trades 23% above the country as a whole.
BS16 9'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 | £350,000 | £350,000 | 61 |
| 2025 | £330,000 | £337,891 | 135 |
| 2024 | £320,000 | £340,226 | 115 |
| 2023 | £305,000 | £335,121 | 139 |
| 2022 | £330,000 | £386,963 | 134 |
| 2021 | £270,000 | £341,855 | 151 |
| 2020 | £272,000 | £352,926 | 126 |
| 2019 | £255,000 | £334,244 | 136 |
| 2018 | £242,500 | £323,257 | 168 |
| 2017 | £247,500 | £337,565 | 149 |
| 2016 | £217,000 | £303,585 | 145 |
| 2015 | £212,000 | £299,556 | 171 |
| 2014 | £200,000 | £283,735 | 155 |
| 2013 | £167,000 | £240,296 | 119 |
| 2012 | £185,000 | £272,297 | 97 |
| 2011 | £170,000 | £256,635 | 115 |
| 2010 | £177,500 | £278,366 | 175 |
| 2009 | £172,500 | £277,295 | 178 |
| 2008 | £170,000 | £278,666 | 149 |
| 2007 | £192,800 | £327,042 | 222 |
| 2006 | £163,000 | £282,947 | 183 |
| 2005 | £159,500 | £283,846 | 118 |
| 2004 | £150,000 | £272,429 | 158 |
| 2003 | £142,000 | £261,598 | 125 |
| 2002 | £124,500 | £234,246 | 132 |
| 2001 | £92,000 | £176,865 | 156 |
| 2000 | £95,000 | £186,438 | 152 |
| 1999 | £68,500 | £136,517 | 143 |
| 1998 | £62,000 | £125,151 | 123 |
| 1997 | £60,000 | £123,048 | 136 |
| 1996 | £53,000 | £111,775 | 97 |
| 1995 | £46,600 | £101,301 | 86 |
In cash terms the typical BS16 9 home went from £46,600 in 1995 to £350,000 in 2026, roughly 8 times the price. Inflation explains only part of it: in today's money the rise is still about 246%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 10% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BS16 9 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 2000 (+38.7% on the year before); the weakest, 2008 (−11.8%). 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) | +6.1% | +3.6% |
| 5 years (since 2021) | +5.3% | +0.5% |
| 10 years (since 2016) | +4.9% | +1.4% |
| 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.
The turnover behind the prices
The year-by-year sales count
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, 61 sales completed in BS16 9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 156 sales a year before the financial crisis and 117 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.
What homes rent for around BS16 9
For renting purposes BS16 9 sits in South Gloucestershire. The ONS average private rent there is £1,450 a month (May 2026). A one-bed averages £989 a month here and a four-or-more-bed £2,208, so size does most of the work in setting the rent.
Average monthly rent by size, South Gloucestershire
ONS Price Index of Private Rents, May 2026.
Set against the £350,000 median sold price, £1,450 a month is £17,400 a year, a gross yield of 5.0%: 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: BS16 9 (Downend)
How much did a house sell for in BS16 9 (Downend)?
Are property prices falling in BS16 9 (Downend)?
Is BS16 9 (Downend) a good place to buy a house?
What happens to BS16 9 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 30% over five years in cash and flat 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.
What you could buy in BS16 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 9: live asking prices are collected per district.
Of everything listed here, 25% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Heathcote Road, Fishponds, Bristol, BS16
- Colston Close, Soundwell, Bristol, BS16
- Frenchay Park Road, Bristol, Somerset...
"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 →
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.
Moving up a bedroom in BS: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the BS area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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. Where too few homes exist to say anything meaningful, the cell is 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
Cash-terms risers and fallers across the area; click any row for that district's full 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 4 | £325,000 | 54 |
| BS16 5 | £368,000 | 55 |
| BS16 6 | £452,500 | 46 |
| BS16 7 | £375,000 | 97 |
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 9? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in BS16 9, use the average prices map for a rough value: zoom from BS16 9's shading down to the sold homes on your own street. The figures above are every recorded BS16 9 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 BS16 9.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about BS16 9. Free, with a one click sign in.
See every individual BS16 9 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.