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Patchway market report BS34, Bristol
The BS34 (Patchway) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 18,316 sales registered with HM Land Registry in BS34 (Bristol) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here 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: a typical BS34 (Bristol) home changed hands for £325,000 in 2026 (median of 207 registered sales, up 15% on five years earlier), with the mean at £338,800, and by floor area homes here have averaged about £4,020 per square metre over the last five years. Source: 18,316 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
BS34 is a postcode district covering Patchway, Charlton Hayes in Bristol. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where BS34 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.
Today's BS34 prices, from the sold record
Across 207 registered 2026 sales, the typical (median) BS34 home went for £325,000. The mean is £338,800, practically level with it: prices here bunch tightly around the middle.
What a square metre costs in BS34
By floor space, homes in BS34 have sold for about £4,020 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
The national median for England and Wales is £285,000, which puts BS34 14% above the country at large.
The price of a typical BS34 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 | £325,000 | £325,000 | 207 |
| 2025 | £330,000 | £337,891 | 569 |
| 2024 | £315,000 | £334,910 | 613 |
| 2023 | £340,000 | £373,577 | 578 |
| 2022 | £310,500 | £364,097 | 631 |
| 2021 | £283,000 | £358,315 | 768 |
| 2020 | £280,000 | £363,306 | 470 |
| 2019 | £249,000 | £326,379 | 577 |
| 2018 | £240,000 | £319,925 | 627 |
| 2017 | £235,000 | £320,516 | 612 |
| 2016 | £215,200 | £301,067 | 638 |
| 2015 | £220,000 | £310,860 | 702 |
| 2014 | £188,000 | £266,711 | 696 |
| 2013 | £172,000 | £247,491 | 645 |
| 2012 | £158,000 | £232,556 | 377 |
| 2011 | £159,000 | £240,029 | 399 |
| 2010 | £165,000 | £258,762 | 338 |
| 2009 | £149,000 | £239,519 | 327 |
| 2008 | £166,800 | £273,420 | 272 |
| 2007 | £170,000 | £288,367 | 622 |
| 2006 | £155,000 | £269,060 | 729 |
| 2005 | £140,000 | £249,144 | 588 |
| 2004 | £134,000 | £243,370 | 616 |
| 2003 | £129,000 | £237,649 | 700 |
| 2002 | £108,500 | £204,142 | 740 |
| 2001 | £84,000 | £161,486 | 681 |
| 2000 | £74,000 | £145,225 | 679 |
| 1999 | £63,000 | £125,556 | 712 |
| 1998 | £55,000 | £111,021 | 602 |
| 1997 | £52,000 | £106,642 | 688 |
| 1996 | £47,500 | £100,175 | 545 |
| 1995 | £48,000 | £104,345 | 368 |
In cash terms the typical BS34 home went from £48,000 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 211%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2023. The market now sits about 13% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BS34 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 (+29.2% on the year before); the weakest, 2009 (−10.7%). 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) | −1.5% | −3.8% |
| 5 years (since 2021) | +2.8% | −1.9% |
| 10 years (since 2016) | +4.2% | +0.8% |
| 20 years (since 2006) | +3.8% | +0.9% |
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, 36% of the typed total. A detached home currently trades at £482,500 against £192,500 for a flat, 2.5 times the price.
Median by property type, BS34
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 | £482,500 | 30 | 2,931 |
| Semi-detached | £350,000 | 79 | 6,402 |
| Terraced | £308,500 | 68 | 6,601 |
| Flats | £192,500 | 30 | 2,382 |
Transaction volumes
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.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 434 sales completed in BS34. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 669 sales a year before the financial crisis and 520 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What tenants pay around BS34
The local authority for BS34 is South Gloucestershire, and its ONS average private rent currently stands 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.
Set against the £325,000 median sold price, £1,450 a month is £17,400 a year, a gross yield of 5.4%: 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 questions people bring to BS34 (Patchway)
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 South Gloucestershire is £1,450 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.
What people ask about BS34 (Patchway)
Is BS34 (Patchway) a good place to buy a house?
How much did a house sell for in BS34 (Patchway)?
Are property prices falling in BS34 (Patchway)?
Are BS34 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 15% over five years in cash but down 9% 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.
BS34's current homes for sale
Everything above is what homes in BS34 sold for. This is what you could actually buy today: 229 homes currently on the market from 8 agents publishing to HomesIndex, at a typical asking price 8% below the BS34 median sold price.
38% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Stoke Gifford, Bristol, South Gloucestershire, Bristol
- The Common, Bristol, BS34
- Stoke Gifford, Bristol, Bristol
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every BS34 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.
The price of an extra bedroom in BS
The Land Registry record, split by size: what each kind of home actually sold for across the BS area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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
BS34 ranks 12 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 BS34, 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 |
|---|---|---|
| BS34 4 | £450,000 | 3 |
| BS34 5 | £304,200 | 76 |
| BS34 6 | £341,000 | 38 |
| BS34 7 | £325,000 | 33 |
| BS34 8 | £375,000 | 57 |
How BS34 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 | £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 (this report) | £325,000 | +15% |
Before you sell in BS34: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in BS34, use the average prices map for a rough value: zoom from BS34's shading down to the sold homes on your own street. The figures above are every recorded BS34 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim BS34.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to BS34. Free after a one click sign in.
See every individual BS34 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.
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.