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Patchway market report BS34 8, Bristol
The BS34 8 (Patchway) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 5,886 registered sales in BS34 8 (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 recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in BS34 8 (Bristol) came in at £375,000, out of 57 registered, up 13% on five years earlier, and the mean stands at £384,400, and by floor area homes here have averaged about £4,370 per square metre over the last five years. The record behind it is 5,886 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like BS34 8 is a single group of streets within BS34 (Bristol), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where BS34 8 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.
BS34 8 sold prices: where the market stands
The BS34 8 median stands at £375,000 for 2026, built from 57 registered sales; the mean, the figure usually quoted as the "average house price", is £384,400, practically level with it: prices here bunch tightly around the middle.
Price per square metre in BS34 8
Per square metre, BS34 8 homes have averaged around £4,370 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 8 32% above the country at large.
The price of a typical BS34 8 home, 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 | £375,000 | £375,000 | 57 |
| 2025 | £410,000 | £419,804 | 174 |
| 2024 | £415,000 | £441,230 | 210 |
| 2023 | £400,000 | £439,502 | 271 |
| 2022 | £380,000 | £445,593 | 222 |
| 2021 | £331,500 | £419,722 | 240 |
| 2020 | £330,000 | £428,182 | 122 |
| 2019 | £285,000 | £373,567 | 117 |
| 2018 | £295,000 | £393,241 | 135 |
| 2017 | £291,000 | £396,895 | 111 |
| 2016 | £274,500 | £384,028 | 140 |
| 2015 | £266,000 | £375,858 | 211 |
| 2014 | £237,500 | £336,935 | 175 |
| 2013 | £205,000 | £294,975 | 172 |
| 2012 | £195,000 | £287,016 | 120 |
| 2011 | £204,200 | £308,263 | 116 |
| 2010 | £208,000 | £326,198 | 107 |
| 2009 | £180,000 | £289,352 | 113 |
| 2008 | £195,000 | £319,646 | 84 |
| 2007 | £202,000 | £342,648 | 174 |
| 2006 | £186,800 | £324,261 | 230 |
| 2005 | £171,000 | £304,311 | 201 |
| 2004 | £179,500 | £326,007 | 160 |
| 2003 | £160,000 | £294,759 | 288 |
| 2002 | £133,000 | £250,238 | 308 |
| 2001 | £110,000 | £211,469 | 218 |
| 2000 | £95,000 | £186,438 | 225 |
| 1999 | £76,500 | £152,461 | 283 |
| 1998 | £70,000 | £141,300 | 227 |
| 1997 | £70,000 | £143,556 | 284 |
| 1996 | £58,000 | £122,319 | 261 |
| 1995 | £56,800 | £123,474 | 130 |
In cash terms the typical BS34 8 home went from £56,800 in 1995 to £375,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 204%, 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 8 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 2000 (+24.2% on the year before); the weakest, 2026 (−8.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −8.5% | −10.7% |
| 5 years (since 2021) | +2.5% | −2.2% |
| 10 years (since 2016) | +3.2% | −0.2% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
Sales activity in BS34 8
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 57 sales completed in BS34 8. Turnover has held fairly steady across the cycle: about 187 sales a year recently, against 226 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 8
The local authority for BS34 8 is South Gloucestershire, and its ONS average private rent currently stands at £1,450 a month (May 2026 figures). 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 £375,000 median sold price makes a gross yield of 4.6%. 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 BS34 8 is
Only 57 sales completed here in the last twelve months of data, which makes BS34 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the BS34 district median, BS34 8 sits 15% higher, marking it as a dearer pocket of the district.
Asked and answered: BS34 8 (Patchway)
Is BS34 8 (Patchway) a good place to buy a house?
How much did a house sell for in BS34 8 (Patchway)?
Are property prices falling in BS34 8 (Patchway)?
Are BS34 8 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 13% over five years in cash but down 11% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
BS34's current homes for sale
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 8: live asking prices are collected per district.
38% 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.
- 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 →
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
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.
Winners and losers across the BS area, five years
Cash-terms risers and fallers across the area; click any row for that district's full 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 5 | £304,200 | 76 |
| BS34 6 | £341,000 | 38 |
| BS34 7 | £325,000 | 33 |
Zoom out to the full BS34 district report for the type split, monthly volumes and how BS34 compares with its neighbours.
Selling a home in BS34 8? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at BS34 8'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 8.
Dig further
Behind the answers sits the same Land Registry record as this page, with BS34 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every BS34 8 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.