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Bedminster market report BS3, Bristol
The BS3 (Bedminster) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 26,480 registered sales in BS3 (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: the typical home in BS3 (Bristol) sold for £420,000 in 2026, the median of 304 registered sales, up 20% on five years earlier. The mean was £406,300, and by floor area homes here have averaged about £4,680 per square metre over the last five years. The figures cover 26,480 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
BS3 is the postcode district covering Bedminster, Southville, Bower Ashton 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 BS3 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 BS3
The BS3 median stands at £420,000 for 2026, built from 304 registered sales; the mean, the figure usually quoted as the "average house price", is £406,300, practically level with it: prices here bunch tightly around the middle.
Price per square metre in BS3
Measured by floor area, the last five years of BS3 sales average about £4,680 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.
Set against the £285,000 England and Wales median, BS3 sits 47% above the national market.
BS3's median sold price, 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 | £420,000 | £420,000 | 304 |
| 2025 | £397,500 | £407,005 | 807 |
| 2024 | £370,000 | £393,386 | 807 |
| 2023 | £365,000 | £401,046 | 733 |
| 2022 | £392,000 | £459,665 | 787 |
| 2021 | £350,000 | £443,145 | 1,009 |
| 2020 | £322,500 | £418,450 | 712 |
| 2019 | £300,000 | £393,228 | 739 |
| 2018 | £290,000 | £386,575 | 945 |
| 2017 | £280,100 | £382,028 | 863 |
| 2016 | £260,000 | £363,743 | 854 |
| 2015 | £230,100 | £325,131 | 865 |
| 2014 | £219,000 | £310,690 | 893 |
| 2013 | £195,000 | £280,586 | 729 |
| 2012 | £185,000 | £272,297 | 766 |
| 2011 | £180,000 | £271,731 | 713 |
| 2010 | £185,000 | £290,128 | 708 |
| 2009 | £168,000 | £270,061 | 607 |
| 2008 | £168,200 | £275,715 | 786 |
| 2007 | £182,500 | £309,571 | 1,156 |
| 2006 | £168,000 | £291,627 | 1,227 |
| 2005 | £154,400 | £274,770 | 1,080 |
| 2004 | £147,000 | £266,981 | 970 |
| 2003 | £135,000 | £248,703 | 972 |
| 2002 | £112,500 | £211,668 | 869 |
| 2001 | £87,000 | £167,253 | 933 |
| 2000 | £77,500 | £152,094 | 876 |
| 1999 | £61,500 | £122,566 | 907 |
| 1998 | £51,000 | £102,947 | 908 |
| 1997 | £45,000 | £92,286 | 769 |
| 1996 | £41,000 | £86,467 | 653 |
| 1995 | £41,500 | £90,215 | 533 |
In cash terms the typical BS3 home went from £41,500 in 1995 to £420,000 in 2026, roughly 10 times the price. Adjusted for inflation it still comes to a real rise of roughly 366%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 9% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BS3 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 (+29.3% on the year before); the weakest, 2008 (−7.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +5.7% | +3.2% |
| 5 years (since 2021) | +3.7% | −1.1% |
| 10 years (since 2016) | +4.9% | +1.4% |
| 20 years (since 2006) | +4.7% | +1.8% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 62% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £418,500 against £260,000 for a flat, 1.6 times the price.
Median by property type, BS3
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 | £418,500 (2025) | – | 349 |
| Semi-detached | £475,000 | 31 | 3,089 |
| Terraced | £438,500 | 192 | 16,526 |
| Flats | £255,000 | 79 | 6,505 |
How many homes change hands in BS3
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
Over the last twelve months of data, 651 sales completed in BS3. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 1,010 sales a year before the financial crisis and 688 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 BS3
BS3 falls under Bristol, City of, where the ONS puts the average private rent 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 £420,000 median sold price makes a gross yield of 5.4%. 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.
What kind of market BS3 is
Among the 37 measurable districts of its area, BS3 ranks 9 by median price: firmly in the dearer tier.
BS3 (Bedminster): the questions that come up
Are property prices falling in BS3 (Bedminster)?
Is BS3 (Bedminster) a good place to buy a house?
How much did a house sell for in BS3 (Bedminster)?
Searches that land here, answered
These are the recorded searches for the wider BS report family, answered with this page's own figures.
bristol short let index
comes up in the searches for this page. The current ONS figure for Bristol, City of is £1,883 a month on average, which is a 5.4% gross yield at the local median; sizes and caveats are in the rent section below.
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.
Where do BS3 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 20% over five years in cash but down 5% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
On the market in BS3 today
Everything above is what homes in BS3 sold for. This is what you could actually buy today: 687 homes currently on the market from 6 agents publishing to HomesIndex, at a typical asking price 8% below the BS3 median sold price.
Of everything listed here, 22% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Warden Road, Southville, Southville
- Highbury Road, Bedminster, BS3 5NS, Bristol
- Aylesbury Crescent, Bedminster, BS3 5NN, Bristol
"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 BS3 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.
What another bedroom costs in BS
The Land Registry record, split by size: what each kind of home actually sold for across the BS area. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| 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
BS3 ranks 3 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
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside BS3, 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 |
|---|---|---|
| BS3 1 | £420,000 | 56 |
| BS3 2 | £451,000 | 46 |
| BS3 3 | £420,000 | 64 |
| BS3 4 | £420,000 | 84 |
| BS3 5 | £410,000 | 54 |
How BS3 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 (this report) | £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% |
| BS34 | £325,000 | +15% |
Selling a home in BS3? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BS3, open the average prices map and zoom from the BS3 shading down to the sold homes on your own street. Every recorded BS3 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working BS3: the featured spot on this report is free for founding agents, one per district. Claim BS3.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about BS3. Free, with a one click sign in.
See every individual BS3 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.