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Patchway market report BS34 7, Bristol
The standing BS34 7 (Patchway) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 3,383 completed sales registered with HM Land Registry in BS34 7 (Bristol) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for BS34 7 (Bristol) is £325,000, from 33 registered sales, up 11% on five years earlier; the mean is £312,300, and by floor area homes here have averaged about £3,840 per square metre over the last five years. Behind the figures sit 3,383 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
BS34 7 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 7 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 7 sells for
Across 33 registered 2026 sales, the typical (median) BS34 7 home went for £325,000. The mean is £312,300, nearly identical to it, meaning sales cluster closely around the typical figure.
What a square metre costs in BS34 7
Per square metre, BS34 7 homes have averaged around £3,840 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.
England and Wales as a whole trade at a £285,000 median, leaving BS34 7 14% above the national figure.
BS34 7'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 | £325,000 | £325,000 | 33 |
| 2025 | £315,000 | £322,533 | 103 |
| 2024 | £292,500 | £310,988 | 86 |
| 2023 | £301,000 | £330,726 | 71 |
| 2022 | £330,000 | £386,963 | 83 |
| 2021 | £292,500 | £370,343 | 98 |
| 2020 | £265,000 | £343,843 | 63 |
| 2019 | £241,500 | £316,549 | 82 |
| 2018 | £237,000 | £315,925 | 93 |
| 2017 | £230,000 | £313,697 | 105 |
| 2016 | £211,000 | £295,191 | 104 |
| 2015 | £200,000 | £282,600 | 112 |
| 2014 | £180,500 | £256,071 | 144 |
| 2013 | £159,500 | £229,505 | 109 |
| 2012 | £157,500 | £231,820 | 67 |
| 2011 | £150,000 | £226,442 | 89 |
| 2010 | £158,500 | £248,569 | 87 |
| 2009 | £139,500 | £224,247 | 84 |
| 2008 | £169,000 | £277,027 | 64 |
| 2007 | £175,000 | £296,849 | 159 |
| 2006 | £153,000 | £265,588 | 193 |
| 2005 | £142,500 | £253,593 | 132 |
| 2004 | £137,500 | £249,727 | 132 |
| 2003 | £128,000 | £235,807 | 132 |
| 2002 | £106,100 | £199,626 | 114 |
| 2001 | £84,400 | £162,255 | 148 |
| 2000 | £76,000 | £149,150 | 134 |
| 1999 | £65,000 | £129,542 | 134 |
| 1998 | £54,500 | £110,012 | 123 |
| 1997 | £48,800 | £100,079 | 151 |
| 1996 | £45,000 | £94,903 | 91 |
| 1995 | £46,000 | £99,997 | 63 |
In cash terms the typical BS34 7 home went from £46,000 in 1995 to £325,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 225%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2022; the current median sits about 16% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the BS34 7 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 (+25.7% on the year before); the weakest, 2009 (−17.5%). 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) | +3.2% | +0.8% |
| 5 years (since 2021) | +2.1% | −2.6% |
| 10 years (since 2016) | +4.4% | +1.0% |
| 20 years (since 2006) | +3.8% | +1.0% |
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.
Transaction volumes
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
BS34 7 recorded 33 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 143 sales a year before the financial crisis and 75 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.
How BS34 7 trades
This is a thin market: 33 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.
Rents around BS34 7
BS34 7 falls under South Gloucestershire, where the ONS puts the average private rent at £1,450 a month (May 2026 figures). Size sets most of the rent: one-beds average £989 a month here against £2,208 for four or more bedrooms.
Average monthly rent by size, South Gloucestershire
ONS Price Index of Private Rents, May 2026.
Against the £325,000 median purchase price, a rent of £1,450 a month (£17,400 a year) works out at a 5.4% 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.
BS34 7 (Patchway): the questions that come up
Are property prices falling in BS34 7 (Patchway)?
Is BS34 7 (Patchway) a good place to buy a house?
How much did a house sell for in BS34 7 (Patchway)?
Will BS34 7 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is up 11% over five years in cash but down 12% 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 BS34 now
The live side of the market holds 229 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole BS34 district, not just BS34 7: live asking prices are collected per district.
38% of what is on the market here is asking below what comparable homes actually sold for. 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
"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 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.
Moving up a bedroom in BS: the cost
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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. 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.
Winners and losers across the BS area, five years
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in BS34
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of BS34, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS34 4 | £450,000 | 3 |
| BS34 5 | £304,200 | 76 |
| BS34 6 | £341,000 | 38 |
| 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 7? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at BS34 7'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim BS34 7.
Take it further
Behind the answers sits the same Land Registry record as this page, with BS34 7 already set as the subject. Free, one click sign in.
Two maps carry on from here: every BS34 7 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.