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Downend market report BS16, Bristol
The standing BS16 (Downend) property market report, rebuilt from the full public record every month. The raw material for this page is 47,079 HM Land Registry entries for BS16 (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 July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for BS16 (Bristol) is £362,000, from 469 registered sales, up 17% on five years earlier; the mean is £372,000, and by floor area homes here have averaged about £3,970 per square metre over the last five years. Behind the figures sit 47,079 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
BS16 is the postcode district covering Downend, Emersons Green, Fishponds in Bristol. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where BS16 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.
Today's BS16 prices, from the sold record
The BS16 median stands at £362,000 for 2026, built from 469 registered sales; the mean, the figure usually quoted as the "average house price", is £372,000, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in BS16
By floor space, homes in BS16 have sold for about £3,970 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.
Against a national (England and Wales) median of £285,000, BS16 runs 27% above it.
BS16'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 | £362,000 | £362,000 | 469 |
| 2025 | £345,000 | £353,250 | 1,243 |
| 2024 | £346,700 | £368,613 | 1,217 |
| 2023 | £340,000 | £373,577 | 1,248 |
| 2022 | £340,000 | £398,689 | 1,579 |
| 2021 | £310,000 | £392,500 | 1,780 |
| 2020 | £290,000 | £376,281 | 1,382 |
| 2019 | £291,000 | £381,431 | 1,460 |
| 2018 | £280,000 | £373,245 | 1,650 |
| 2017 | £270,000 | £368,253 | 1,680 |
| 2016 | £245,000 | £342,757 | 1,714 |
| 2015 | £223,300 | £315,523 | 1,611 |
| 2014 | £200,000 | £283,735 | 1,535 |
| 2013 | £182,400 | £262,455 | 1,282 |
| 2012 | £186,000 | £273,769 | 1,102 |
| 2011 | £178,000 | £268,712 | 1,119 |
| 2010 | £180,000 | £282,286 | 1,130 |
| 2009 | £168,000 | £270,061 | 1,091 |
| 2008 | £175,000 | £286,862 | 971 |
| 2007 | £190,000 | £322,293 | 1,638 |
| 2006 | £174,500 | £302,910 | 1,799 |
| 2005 | £161,500 | £287,405 | 1,541 |
| 2004 | £160,000 | £290,591 | 1,760 |
| 2003 | £142,500 | £262,520 | 1,589 |
| 2002 | £125,000 | £235,186 | 1,845 |
| 2001 | £107,000 | £205,702 | 2,078 |
| 2000 | £97,500 | £191,344 | 2,087 |
| 1999 | £80,000 | £159,436 | 2,136 |
| 1998 | £75,000 | £151,393 | 1,894 |
| 1997 | £62,500 | £128,175 | 1,594 |
| 1996 | £55,000 | £115,993 | 1,082 |
| 1995 | £48,000 | £104,345 | 773 |
In cash terms the typical BS16 home went from £48,000 in 1995 to £362,000 in 2026, roughly 8 times the price. Adjusted for inflation it still comes to a real rise of roughly 247%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 9% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the BS16 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 (+21.9% on the year before); the weakest, 2008 (−7.9%). 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) | +4.9% | +2.5% |
| 5 years (since 2021) | +3.2% | −1.6% |
| 10 years (since 2016) | +4.0% | +0.5% |
| 20 years (since 2006) | +3.7% | +0.9% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 33% of the typed total. A detached home currently trades at £515,000 against £202,500 for a flat, 2.5 times the price.
Median by property type, BS16
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 | £515,000 | 79 | 9,451 |
| Semi-detached | £380,000 | 145 | 14,194 |
| Terraced | £344,000 | 173 | 15,720 |
| Flats | £202,500 | 72 | 7,714 |
How many homes change hands in BS16
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.
The last five years, month by month
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
The register shows 983 BS16 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,792 sales a year before the financial crisis and 1,151 a year over the last five. 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.
Rents around BS16
For renting purposes BS16 sits in South Gloucestershire. The ONS average private rent there is £1,450 a month (May 2026). 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.
£1,450 a month is £17,400 a year, which against the £362,000 median sold price makes a gross yield of 4.8%. 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.
Common questions on BS16 (Downend)
How much did a house sell for in BS16 (Downend)?
Are property prices falling in BS16 (Downend)?
Is BS16 (Downend) a good place to buy a house?
The questions people bring to BS16 (Downend)
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 South Gloucestershire at £1,450 a month, a gross yield of about 4.8% against the £362,000 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.
What happens to BS16 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 17% over five years in cash but down 8% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in BS16 now
Everything above is what homes in BS16 sold for. Turning to what is actually available: 550 homes on the market right now, from 10 agents publishing to HomesIndex, at a typical asking price 6% below the BS16 median sold price.
25% of what is on the market here is asking below what comparable homes actually sold for. 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...
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
The Land Registry record, split by size: what each kind of home actually sold for across the BS area. 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%) | — |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
BS16 ranks 6 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside BS16, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| 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 |
| BS16 9 | £350,000 | 61 |
How BS16 compares nearby
Same city, different markets. The neighbouring districts of the BS area, dearest first:
| 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 (this report) | £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% |
| BS34 | £325,000 | +15% |
Selling in BS16? 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 BS16, use the average prices map for a rough value: zoom from BS16's shading down to the sold homes on your own street. The figures above are every recorded BS16 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working BS16: the featured spot on this report is free for founding agents, one per district. Claim BS16.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to BS16. Free after a one click sign in.
See every individual BS16 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.