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Kingsdown market report BS2, Bristol
The standing BS2 (Kingsdown) property market report, rebuilt from the full public record every month. Underneath every chart here sit 7,563 registered sales in BS2 (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.
Covers registered sales to July 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: 82 registered 2026 sales put the BS2 (Bristol) median at £320,000, up 5% on five years earlier, with a mean of £347,600, and by floor area homes here have averaged about £4,440 per square metre over the last five years. Everything rests on 7,563 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
BS2 is a postcode district covering Kingsdown, St Paul's, St Phillips in Bristol. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where BS2 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
The BS2 median stands at £320,000 for 2026, built from 82 registered sales; the mean, the figure usually quoted as the "average house price", is £347,600, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in BS2
Averaged across five years of sales, floor space in BS2 costs about £4,440 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
England and Wales as a whole trade at a £285,000 median, leaving BS2 12% above the national figure.
BS2's median sold price, 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 | £320,000 | £320,000 | 82 |
| 2025 | £292,000 | £298,983 | 201 |
| 2024 | £267,500 | £284,407 | 194 |
| 2023 | £295,000 | £324,133 | 206 |
| 2022 | £327,500 | £384,031 | 264 |
| 2021 | £303,500 | £384,270 | 308 |
| 2020 | £275,000 | £356,818 | 148 |
| 2019 | £250,000 | £327,690 | 248 |
| 2018 | £223,000 | £297,263 | 313 |
| 2017 | £245,000 | £334,155 | 354 |
| 2016 | £225,500 | £315,477 | 293 |
| 2015 | £210,000 | £296,730 | 309 |
| 2014 | £182,500 | £258,908 | 329 |
| 2013 | £158,000 | £227,346 | 287 |
| 2012 | £143,000 | £210,478 | 237 |
| 2011 | £140,000 | £211,346 | 207 |
| 2010 | £150,000 | £235,239 | 160 |
| 2009 | £155,000 | £249,164 | 273 |
| 2008 | £165,000 | £270,470 | 262 |
| 2007 | £172,000 | £291,760 | 255 |
| 2006 | £150,000 | £260,381 | 395 |
| 2005 | £150,000 | £266,940 | 240 |
| 2004 | £134,500 | £244,278 | 355 |
| 2003 | £125,000 | £230,280 | 237 |
| 2002 | £100,000 | £188,149 | 184 |
| 2001 | £77,800 | £149,567 | 194 |
| 2000 | £73,000 | £143,263 | 206 |
| 1999 | £57,000 | £113,598 | 205 |
| 1998 | £47,000 | £94,873 | 194 |
| 1997 | £44,600 | £91,466 | 180 |
| 1996 | £41,000 | £86,467 | 124 |
| 1995 | £38,500 | £83,693 | 119 |
In cash terms the typical BS2 home went from £38,500 in 1995 to £320,000 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 282%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 17% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BS2 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 (+28.5% on the year before); the weakest, 2023 (−9.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 57% of the typed total. In 2007, the last year both were recorded here, a detached home traded at £300,000 against £151,000 for a flat, 2.0 times the price.
Median by property type, BS2
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 | £300,000 (2007) | – | 73 |
| Semi-detached | £426,500 (2023) | – | 300 |
| Terraced | £420,000 | 38 | 2,834 |
| Flats | £250,000 | 40 | 4,303 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +9.6% | +7.0% |
| 5 years (since 2021) | +1.1% | −3.6% |
| 10 years (since 2016) | +3.6% | +0.1% |
| 20 years (since 2006) | +3.9% | +1.0% |
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
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.
BS2 recorded 173 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 258 sales a year before the financial crisis and 189 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The rental side of BS2
The local authority for BS2 is Bristol, City of, and its ONS average private rent currently stands at £1,883 a month (May 2026 figures). A one-bed averages £1,224 a month here and a four-or-more-bed £2,552, so size does most of the work in setting the rent.
Average monthly rent by size, Bristol, City of
ONS Price Index of Private Rents, May 2026.
Against the £320,000 median purchase price, a rent of £1,883 a month (£22,596 a year) works out at a 7.1% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
The shape of the BS2 market
Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
Common questions on BS2 (Kingsdown)
How much did a house sell for in BS2 (Kingsdown)?
Are property prices falling in BS2 (Kingsdown)?
Is BS2 (Kingsdown) a good place to buy a house?
Real searches this page gets asked
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 Bristol, City of at £1,883 a month, a gross yield of about 7.1% against the £320,000 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.
Will BS2 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 5% over five years in cash but down 17% 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 BS2 now
Everything above is what homes in BS2 sold for. Turning to what is actually available: 76 homes on the market right now, from 11 agents publishing to HomesIndex, at a typical asking price 20% below the BS2 median sold price.
Of everything listed here, 22% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- 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 →
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
Real sold prices by size across the BS area, straight 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
BS2 ranks 26 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.
Five-year change in the median, BS area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside BS2, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS2 0 | £250,000 | 17 |
| BS2 8 | £314,400 | 30 |
| BS2 9 | £390,000 | 35 |
How BS2 compares nearby
Same city, different markets. The dearest districts of the BS area, and BS2 itself, which ranks 25 of 37 by median price:
| 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 | £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% |
| BS2 (this report) | £320,000 | +5% |
Before you sell in BS2: what the record supports
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at BS2'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.
Estate agents working BS2: the featured spot on this report is free for founding agents, one per district. Claim BS2.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about BS2. Free, with a one click sign in.
Two maps carry on from here: every BS2 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.