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Kingsdown market report BS2 9, Bristol
The BS2 9 (Kingsdown) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 2,656 HM Land Registry entries for BS2 9 (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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for BS2 9 (Bristol) is £390,000, from 35 registered sales, up 4% on five years earlier; the mean is £390,100, and by floor area homes here have averaged about £4,410 per square metre over the last five years. Behind the figures sit 2,656 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
BS2 9 is one sector of BS2 (Bristol): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where BS2 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.
What a home in BS2 9 sells for
In the BS2 9 property market, the 2026 median sale price is £390,000, from 35 registered sales; the mean, the "average house price" most sites quote, is £390,100, sitting almost on top of it, so sales bunch tightly around the typical price.
BS2 9 prices by floor area
Measured by floor area, the last five years of BS2 9 sales average about £4,410 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
England and Wales as a whole trade at a £285,000 median, leaving BS2 9 37% above the national figure.
BS2 9's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £390,000 | £390,000 | 35 |
| 2025 | £409,000 | £418,780 | 77 |
| 2024 | £378,800 | £402,742 | 58 |
| 2023 | £387,800 | £426,098 | 82 |
| 2022 | £393,000 | £460,837 | 127 |
| 2021 | £374,000 | £473,532 | 134 |
| 2020 | £320,000 | £415,207 | 55 |
| 2019 | £324,000 | £424,686 | 80 |
| 2018 | £313,200 | £417,502 | 62 |
| 2017 | £315,000 | £429,628 | 59 |
| 2016 | £289,000 | £404,314 | 72 |
| 2015 | £242,500 | £342,653 | 84 |
| 2014 | £205,500 | £291,538 | 89 |
| 2013 | £190,000 | £273,391 | 69 |
| 2012 | £183,000 | £269,353 | 75 |
| 2011 | £172,000 | £259,654 | 81 |
| 2010 | £181,200 | £284,168 | 56 |
| 2009 | £171,200 | £275,205 | 52 |
| 2008 | £175,500 | £287,682 | 50 |
| 2007 | £190,000 | £322,293 | 89 |
| 2006 | £160,000 | £277,740 | 101 |
| 2005 | £149,500 | £266,050 | 68 |
| 2004 | £135,000 | £245,186 | 112 |
| 2003 | £122,200 | £225,122 | 122 |
| 2002 | £100,500 | £189,090 | 98 |
| 2001 | £78,000 | £149,951 | 112 |
| 2000 | £72,000 | £141,300 | 118 |
| 1999 | £57,000 | £113,598 | 108 |
| 1998 | £44,000 | £88,817 | 119 |
| 1997 | £42,000 | £86,134 | 89 |
| 1996 | £40,000 | £84,358 | 63 |
| 1995 | £30,800 | £66,954 | 60 |
In cash terms the typical BS2 9 home went from £30,800 in 1995 to £390,000 in 2026, roughly 13 times the price. Even after inflation that is a real rise of about 482%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2021, and today's median remains roughly 18% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the BS2 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 1996 (+29.9% on the year before); the weakest, 2008 (−7.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What BS2 9 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.6% | −6.9% |
| 5 years (since 2021) | +0.8% | −3.8% |
| 10 years (since 2016) | +3.0% | −0.4% |
| 20 years (since 2006) | +4.6% | +1.7% |
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
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 register shows 35 BS2 9 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 103 sales a year before the financial crisis and 76 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 BS2 9
The local authority for BS2 9 is Bristol, City of, and its ONS average private rent currently stands at £1,883 a month (May 2026 figures). The spread runs from £1,224 a month for a typical one-bed to £2,552 at four-plus bedrooms, which is size doing most of the pricing.
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 £390,000 median sold price makes a gross yield of 5.8%. 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.
How BS2 9 trades
This is a thin market: 35 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. Against the BS2 district median, BS2 9 sits 22% higher, marking it as a dearer pocket of the district.
BS2 9 (Kingsdown): the questions that come up
Are property prices falling in BS2 9 (Kingsdown)?
Is BS2 9 (Kingsdown) a good place to buy a house?
How much did a house sell for in BS2 9 (Kingsdown)?
Where do BS2 9 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 4% over five years in cash but down 18% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in BS2 right now
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 9: live asking prices are collected per district.
Of everything listed here, 22% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Lawford Mews, Bristol, Bristol
- West Street, St Philips, Bristol BS2 0BL, Bristol
- Old Bread Street, Bristol
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every BS2 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.
Bedroom by bedroom: BS prices by size
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%) | — |
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.
Five-year change in the median, BS area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in BS2
Sector boundaries hide real price steps. The rest of BS2, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS2 0 | £250,000 | 17 |
| BS2 8 | £314,400 | 30 |
Zoom out to the full BS2 district report for the type split, monthly volumes and how BS2 compares with its neighbours.
Selling a home in BS2 9? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BS2 9, open the average prices map and zoom from the BS2 9 shading down to the sold homes on your own street. Every recorded BS2 9 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim BS2 9.
Dig further
Behind the answers sits the same Land Registry record as this page, with BS2 9 already set as the subject. Free, one click sign in.
See every individual BS2 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.