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Keynsham market report BS31 2, Bristol
The standing BS31 2 (Keynsham) property market report, rebuilt from the full public record every month. Underneath every chart here sit 4,999 registered sales in BS31 2 (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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for BS31 2 (Bristol) is £342,500, from 75 registered sales, up 1% on five years earlier; the mean is £401,400, and by floor area homes here have averaged about £4,070 per square metre over the last five years. Behind the figures sit 4,999 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
BS31 2 is a postcode sector: one group of streets inside BS31 (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 BS31 2 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 buyers actually paid in BS31 2
The 2026 median for BS31 2 is £342,500, taken from 75 registered sales. The mean, which is what most sites call the "average house price", is £401,400, well above it, the signature of a heavy top tail: a handful of expensive sales lifting the average.
Price per square metre in BS31 2
A square metre of BS31 2 home has cost about £4,070 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
Against a national (England and Wales) median of £285,000, BS31 2 runs 20% above it.
BS31 2'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 | £342,500 | £342,500 | 75 |
| 2025 | £365,000 | £373,728 | 171 |
| 2024 | £332,500 | £353,516 | 128 |
| 2023 | £320,000 | £351,602 | 171 |
| 2022 | £365,000 | £428,004 | 215 |
| 2021 | £340,000 | £430,484 | 268 |
| 2020 | £345,000 | £447,645 | 220 |
| 2019 | £308,700 | £404,632 | 278 |
| 2018 | £317,500 | £423,233 | 282 |
| 2017 | £337,000 | £459,634 | 303 |
| 2016 | £312,800 | £437,610 | 232 |
| 2015 | £226,500 | £320,045 | 202 |
| 2014 | £189,500 | £268,839 | 140 |
| 2013 | £169,000 | £243,174 | 107 |
| 2012 | £169,500 | £249,483 | 105 |
| 2011 | £152,000 | £229,462 | 83 |
| 2010 | £162,000 | £254,058 | 88 |
| 2009 | £149,000 | £239,519 | 105 |
| 2008 | £165,000 | £270,470 | 71 |
| 2007 | £174,000 | £295,152 | 147 |
| 2006 | £169,000 | £293,362 | 188 |
| 2005 | £152,000 | £270,499 | 141 |
| 2004 | £152,000 | £276,062 | 133 |
| 2003 | £135,500 | £249,624 | 110 |
| 2002 | £119,000 | £223,897 | 157 |
| 2001 | £88,000 | £169,176 | 129 |
| 2000 | £80,000 | £157,000 | 127 |
| 1999 | £67,000 | £133,528 | 127 |
| 1998 | £60,000 | £121,114 | 97 |
| 1997 | £57,000 | £116,896 | 126 |
| 1996 | £50,500 | £106,502 | 137 |
| 1995 | £52,700 | £114,562 | 136 |
In cash terms the typical BS31 2 home went from £52,700 in 1995 to £342,500 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 199%, a genuine increase in what a home here costs. The real-terms peak came in 2017, and today's median remains roughly 25% under it: a 2017 buyer is still waiting to get that price back in today's money.
Year-on-year change in the BS31 2 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 2016 (+38.1% on the year before); the weakest, 2023 (−12.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What BS31 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.2% | −8.4% |
| 5 years (since 2021) | +0.1% | −4.5% |
| 10 years (since 2016) | +0.9% | −2.4% |
| 20 years (since 2006) | +3.6% | +0.8% |
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
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.
Over the last twelve months of data, 75 sales completed in BS31 2. Turnover has held fairly steady across the cycle: about 152 sales a year recently, against 142 a year before 2008. 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.
What homes rent for around BS31 2
The local authority for BS31 2 is Bath and North East Somerset, and its ONS average private rent currently stands at £1,881 a month (May 2026 figures). Size sets most of the rent: one-beds average £1,203 a month here against £2,535 for four or more bedrooms.
Average monthly rent by size, Bath and North East Somerset
ONS Price Index of Private Rents, May 2026.
Set against the £342,500 median sold price, £1,881 a month is £22,572 a year, a gross yield of 6.6%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
The shape of the BS31 2 market
Within BS31, this sector trades 17% below the district median: one of its district's cheaper corners.
What people ask about BS31 2 (Keynsham)
Is BS31 2 (Keynsham) a good place to buy a house?
How much did a house sell for in BS31 2 (Keynsham)?
Are property prices falling in BS31 2 (Keynsham)?
What happens to BS31 2 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is roughly flat over five years in cash but down 20% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in BS31 today
The live side of the market holds 14 homes at the moment, listed by 4 agents publishing to HomesIndex.
These cover the whole BS31 district, not just BS31 2: live asking prices are collected per district.
14% 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.
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 BS31 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: BS prices by size
Real sold prices by size across the BS area, straight from the Land Registry record. 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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. 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.
BS area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in BS31
A few minutes' walk can separate two very different markets. Here are BS31's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS31 1 | £462,500 | 62 |
| BS31 3 | £600,000 | 13 |
Zoom out to the full BS31 district report for the type split, monthly volumes and how BS31 compares with its neighbours.
Selling a home in BS31 2? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BS31 2, open the average prices map and zoom from the BS31 2 shading down to the sold homes on your own street. Every recorded BS31 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim BS31 2.
Go deeper
Behind the answers sits the same Land Registry record as this page, with BS31 2 already set as the subject. Free, one click sign in.
See every individual BS31 2 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.