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Patchway market report BS34 5, Bristol
The BS34 5 (Patchway) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 5,966 completed sales registered with HM Land Registry in BS34 5 (Bristol) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for BS34 5 (Bristol) is £304,200, from 76 registered sales, up 27% on five years earlier; the mean is £301,000, and by floor area homes here have averaged about £3,700 per square metre over the last five years. Behind the figures sit 5,966 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
BS34 5 is one sector of BS34 (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 BS34 5 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 BS34 5 sells for
Across 76 registered 2026 sales, the typical (median) BS34 5 home went for £304,200. The mean is £301,000, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in BS34 5
Per square metre, BS34 5 homes have averaged around £3,700 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.
The national median for England and Wales is £285,000, which puts BS34 5 7% above the country at large.
A typical BS34 5 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £304,200 | £304,200 | 76 |
| 2025 | £295,500 | £302,566 | 173 |
| 2024 | £268,000 | £284,939 | 171 |
| 2023 | £267,500 | £293,917 | 146 |
| 2022 | £260,000 | £304,880 | 203 |
| 2021 | £240,000 | £303,871 | 291 |
| 2020 | £255,000 | £330,868 | 233 |
| 2019 | £231,000 | £302,786 | 286 |
| 2018 | £230,000 | £306,594 | 294 |
| 2017 | £220,000 | £300,058 | 322 |
| 2016 | £201,000 | £281,201 | 315 |
| 2015 | £195,000 | £275,535 | 279 |
| 2014 | £175,000 | £248,268 | 286 |
| 2013 | £160,000 | £230,224 | 280 |
| 2012 | £142,000 | £209,006 | 123 |
| 2011 | £140,000 | £211,346 | 131 |
| 2010 | £137,000 | £214,851 | 97 |
| 2009 | £127,800 | £205,440 | 68 |
| 2008 | £145,000 | £237,686 | 64 |
| 2007 | £155,000 | £262,923 | 196 |
| 2006 | £135,500 | £235,211 | 191 |
| 2005 | £126,000 | £224,229 | 152 |
| 2004 | £120,000 | £217,943 | 202 |
| 2003 | £103,800 | £191,225 | 170 |
| 2002 | £87,200 | £164,066 | 183 |
| 2001 | £74,000 | £142,261 | 197 |
| 2000 | £62,700 | £123,049 | 192 |
| 1999 | £54,200 | £108,018 | 172 |
| 1998 | £46,000 | £92,854 | 153 |
| 1997 | £40,000 | £82,032 | 136 |
| 1996 | £40,000 | £84,358 | 99 |
| 1995 | £38,500 | £83,693 | 85 |
In cash terms the typical BS34 5 home went from £38,500 in 1995 to £304,200 in 2026, roughly 8 times the price. Even after inflation that is a real rise of about 263%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 8% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BS34 5 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 2003 (+19.0% on the year before); the weakest, 2009 (−11.9%). 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) | +2.9% | +0.5% |
| 5 years (since 2021) | +4.9% | 0.0% |
| 10 years (since 2016) | +4.2% | +0.8% |
| 20 years (since 2006) | +4.1% | +1.3% |
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 76 BS34 5 sales across the most recent twelve months of data. Turnover has held fairly steady across the cycle: about 154 sales a year recently, against 185 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 BS34 5
For renting purposes BS34 5 sits in South Gloucestershire. The ONS average private rent there is £1,450 a month (May 2026). The spread runs from £989 a month for a typical one-bed to £2,208 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, South Gloucestershire
ONS Price Index of Private Rents, May 2026.
£1,450 a month is £17,400 a year, which against the £304,200 median sold price makes a gross yield of 5.7%. 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 people ask about BS34 5 (Patchway)
How much did a house sell for in BS34 5 (Patchway)?
Are property prices falling in BS34 5 (Patchway)?
Is BS34 5 (Patchway) a good place to buy a house?
Where do BS34 5 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 27% over five years in cash and flat 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 BS34 today
This is what you could actually buy today: 229 homes currently on the market from 8 agents publishing to HomesIndex.
These cover the whole BS34 district, not just BS34 5: live asking prices are collected per district.
38% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Stoke Gifford, Bristol, South Gloucestershire, Bristol
- The Common, Bristol, BS34
- Stoke Gifford, Bristol, 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 BS34 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
The Land Registry record, split by size: what each kind of home actually sold for across the BS area. 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.
BS area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in BS34
A few minutes' walk can separate two very different markets. Here are BS34's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS34 4 | £450,000 | 3 |
| BS34 6 | £341,000 | 38 |
| BS34 7 | £325,000 | 33 |
| BS34 8 | £375,000 | 57 |
Zoom out to the full BS34 district report for the type split, monthly volumes and how BS34 compares with its neighbours.
Thinking of selling in BS34 5? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BS34 5, open the average prices map and zoom from the BS34 5 shading down to the sold homes on your own street. Every recorded BS34 5 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 BS34 5: the featured spot on this report is free for founding agents, one per district. Claim BS34 5.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to BS34 5. Free after a one click sign in.
The live map plots every individual BS34 5 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator 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.