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Clifton market report BS8 2, Bristol
The standing BS8 2 (Clifton) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 5,307 sales registered with HM Land Registry in BS8 2 (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.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in BS8 2 (Bristol) sold for £385,000 in 2026, the median of 45 registered sales, up 0% on five years earlier. The mean was £422,500, and by floor area homes here have averaged about £5,550 per square metre over the last five years. The figures cover 5,307 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
BS8 2 is a postcode sector: one group of streets inside BS8 (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 BS8 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 BS8 2
The BS8 2 median stands at £385,000 for 2026, built from 45 registered sales; the mean, the figure usually quoted as the "average house price", is £422,500, somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in BS8 2
Measured by floor area, the last five years of BS8 2 sales average about £5,550 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
For scale: the England and Wales median is £285,000, so BS8 2 trades 35% above the country as a whole.
BS8 2's median sold price, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £385,000 | £385,000 | 45 |
| 2025 | £410,000 | £419,804 | 116 |
| 2024 | £450,000 | £478,442 | 100 |
| 2023 | £445,000 | £488,946 | 85 |
| 2022 | £464,800 | £545,031 | 115 |
| 2021 | £385,000 | £487,460 | 147 |
| 2020 | £422,500 | £548,202 | 82 |
| 2019 | £386,200 | £506,216 | 113 |
| 2018 | £340,000 | £453,226 | 102 |
| 2017 | £395,000 | £538,740 | 129 |
| 2016 | £361,200 | £505,322 | 142 |
| 2015 | £325,000 | £459,225 | 165 |
| 2014 | £268,500 | £380,914 | 186 |
| 2013 | £250,000 | £359,725 | 139 |
| 2012 | £250,000 | £367,969 | 146 |
| 2011 | £250,000 | £377,404 | 119 |
| 2010 | £238,800 | £374,500 | 140 |
| 2009 | £240,000 | £385,802 | 131 |
| 2008 | £250,000 | £409,803 | 110 |
| 2007 | £240,000 | £407,107 | 205 |
| 2006 | £235,000 | £407,930 | 230 |
| 2005 | £215,000 | £382,613 | 205 |
| 2004 | £230,000 | £417,725 | 241 |
| 2003 | £210,000 | £386,871 | 205 |
| 2002 | £179,000 | £336,787 | 230 |
| 2001 | £146,000 | £280,678 | 225 |
| 2000 | £140,000 | £274,750 | 210 |
| 1999 | £113,000 | £225,203 | 310 |
| 1998 | £95,000 | £191,764 | 253 |
| 1997 | £76,200 | £156,271 | 288 |
| 1996 | £75,000 | £158,172 | 232 |
| 1995 | £71,000 | £154,343 | 161 |
In cash terms the typical BS8 2 home went from £71,000 in 1995 to £385,000 in 2026, roughly 5 times the price. Even after inflation that is a real rise of about 149%: homes here genuinely became dearer, not merely more expensive on paper. The real-terms peak came in 2020, and today's median remains roughly 30% under it: a 2020 buyer is still waiting to get that price back in today's money.
Year-on-year change in the BS8 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 1998 (+24.7% on the year before); the weakest, 2018 (−13.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What BS8 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.1% | −8.3% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 10 years (since 2016) | +0.6% | −2.7% |
| 20 years (since 2006) | +2.5% | −0.3% |
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.
How many homes change hands in BS8 2
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
BS8 2 recorded 45 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 219 sales a year before the financial crisis and 92 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.
Reading the BS8 2 market
This is a thin market: 45 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. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching. Against the BS8 district median, BS8 2 sits 11% lower, marking it as a cheaper pocket of the district.
Rents around BS8 2
For renting purposes BS8 2 sits in Bristol, City of. The ONS average private rent there is £1,883 a month (May 2026). The spread runs from £1,224 a month for a typical one-bed to £2,552 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Bristol, City of
ONS Price Index of Private Rents, May 2026.
Set against the £385,000 median sold price, £1,883 a month is £22,596 a year, a gross yield of 5.9%: 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.
Common questions on BS8 2 (Clifton)
How much did a house sell for in BS8 2 (Clifton)?
Are property prices falling in BS8 2 (Clifton)?
Is BS8 2 (Clifton) a good place to buy a house?
Are BS8 2 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 21% 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.
What is for sale in BS8 right now
The live side of the market holds 187 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole BS8 district, not just BS8 2: live asking prices are collected per district.
19% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
"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 BS8 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.
The price of an extra bedroom 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%) | — |
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. 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 BS8
A few minutes' walk can separate two very different markets. Here are BS8's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS8 1 | £400,000 | 23 |
| BS8 3 | £492,300 | 33 |
| BS8 4 | £475,000 | 57 |
Zoom out to the full BS8 district report for the type split, monthly volumes and how BS8 compares with its neighbours.
Thinking of selling in BS8 2? 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 BS8 2'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 BS8 2.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to BS8 2. Free after a one click sign in.
Two maps carry on from here: every BS8 2 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.
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.