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Kingsdown market report BS2 8, Bristol
The standing BS2 8 (Kingsdown) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 2,557 sales registered with HM Land Registry in BS2 8 (Bristol) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical BS2 8 (Bristol) home changed hands for £314,400 in 2026 (median of 30 registered sales, up 32% on five years earlier), with the mean at £351,700, and by floor area homes here have averaged about £4,420 per square metre over the last five years. Source: 2,557 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
BS2 8 is a postcode sector: one group of streets inside BS2 (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 BS2 8 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 BS2 8
In the BS2 8 property market, the 2026 median sale price is £314,400, from 30 registered sales; the mean, the "average house price" most sites quote, is £351,700, sitting somewhat above it, as happens wherever a market carries an expensive tail.
BS2 8 prices by floor area
Per square metre, BS2 8 homes have averaged around £4,420 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
Set against the £285,000 England and Wales median, BS2 8 sits 10% above the national market.
The price of a typical BS2 8 home, 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 | £314,400 | £314,400 | 30 |
| 2025 | £248,000 | £253,930 | 63 |
| 2024 | £261,500 | £278,028 | 65 |
| 2023 | £298,000 | £327,429 | 52 |
| 2022 | £292,200 | £342,638 | 74 |
| 2021 | £238,000 | £301,339 | 112 |
| 2020 | £257,000 | £333,463 | 47 |
| 2019 | £246,500 | £323,103 | 76 |
| 2018 | £202,500 | £269,936 | 146 |
| 2017 | £250,000 | £340,975 | 168 |
| 2016 | £245,000 | £342,757 | 112 |
| 2015 | £220,000 | £310,860 | 117 |
| 2014 | £190,500 | £270,258 | 86 |
| 2013 | £171,900 | £247,347 | 66 |
| 2012 | £157,000 | £231,084 | 49 |
| 2011 | £137,000 | £206,817 | 58 |
| 2010 | £142,000 | £222,693 | 39 |
| 2009 | £172,500 | £277,295 | 44 |
| 2008 | £165,000 | £270,470 | 35 |
| 2007 | £170,000 | £288,367 | 119 |
| 2006 | £156,000 | £270,796 | 142 |
| 2005 | £150,500 | £267,829 | 95 |
| 2004 | £158,000 | £286,959 | 169 |
| 2003 | £140,000 | £257,914 | 88 |
| 2002 | £107,500 | £202,260 | 69 |
| 2001 | £80,000 | £153,796 | 69 |
| 2000 | £79,000 | £155,038 | 58 |
| 1999 | £75,000 | £149,471 | 73 |
| 1998 | £72,500 | £146,346 | 59 |
| 1997 | £71,200 | £146,017 | 80 |
| 1996 | £63,000 | £132,864 | 50 |
| 1995 | £60,000 | £130,431 | 47 |
In cash terms the typical BS2 8 home went from £60,000 in 1995 to £314,400 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 141%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2016; the current median sits about 8% below that. Someone who bought at the 2016 peak has not yet seen that price back in real terms.
Year-on-year change in the BS2 8 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, 2018 (−19.0%). 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) | +26.8% | +23.8% |
| 5 years (since 2021) | +5.7% | +0.9% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +3.6% | +0.7% |
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.
The turnover behind the prices
The year-by-year sales count
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.
The register shows 30 BS2 8 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 101 sales a year before the financial crisis and 57 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.
The shape of the BS2 8 market
Only 30 sales completed here in the last twelve months of data, which makes BS2 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
Rents around BS2 8
For renting purposes BS2 8 sits in Bristol, City of. The ONS average private rent there is £1,883 a month (May 2026). Size sets most of the rent: one-beds average £1,224 a month here against £2,552 for four or more bedrooms.
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 £314,400 median sold price makes a gross yield of 7.2%. 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 BS2 8 (Kingsdown)
How much did a house sell for in BS2 8 (Kingsdown)?
Are property prices falling in BS2 8 (Kingsdown)?
Is BS2 8 (Kingsdown) a good place to buy a house?
What happens to BS2 8 prices now?
The record answers a different question than "what happens next": the median is up 32% over five years in cash and up 4% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in BS2 today
This is what you could actually buy today: 76 homes currently on the market from 11 agents publishing to HomesIndex.
These cover the whole BS2 district, not just BS2 8: live asking prices are collected per district.
22% of what is on the market here is asking below what comparable homes actually sold for. Every listing is measured against recent recorded sales of similar nearby homes.
- Lawford Mews, Bristol, Bristol
- West Street, St Philips, Bristol BS2 0BL, Bristol
- Old Bread Street, Bristol
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 BS2 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.
The price of an extra bedroom in BS
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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Blank cells mean too few homes for the figure to mean anything.
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 biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in BS2
A few minutes' walk can separate two very different markets. Here are BS2's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS2 0 | £250,000 | 17 |
| BS2 9 | £390,000 | 35 |
Zoom out to the full BS2 district report for the type split, monthly volumes and how BS2 compares with its neighbours.
Selling in BS2 8? 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 BS2 8, use the average prices map for a rough value: zoom from BS2 8's shading down to the sold homes on your own street. The figures above are every recorded BS2 8 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim BS2 8.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to BS2 8. Free after a one click sign in.
See every individual BS2 8 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.