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Clifton market report BS8, Bristol
The standing BS8 (Clifton) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 19,098 completed sales registered with HM Land Registry in BS8 (Bristol) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to August 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release. Page updated 19 October 2026.
In short: the middle 2026 sale in BS8 (Bristol) came in at £435,200, out of 182 registered, down 2% on five years earlier, and the mean stands at £520,100, and by floor area homes here have averaged about £5,670 per square metre over the last five years. The record behind it is 19,098 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
BS8 is a postcode district covering Clifton, Failand, Hotwells 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 BS8 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.
The going rate for a home in BS8
The BS8 median stands at £435,200 for 2026, built from 182 registered sales; the mean, the figure usually quoted as the "average house price", is £520,100, a long way above it, which tells you a few very expensive sales are pulling the average up.
House prices per square metre in BS8
By floor space, homes in BS8 have sold for about £5,670 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.
Set against the £285,000 England and Wales median, BS8 sits 53% above the national market.
The price of a typical BS8 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £435,200 | £435,200 | 182 |
| 2025 | £447,500 | £458,201 | 407 |
| 2024 | £462,500 | £491,733 | 379 |
| 2023 | £467,000 | £513,119 | 361 |
| 2022 | £465,000 | £545,266 | 474 |
| 2021 | £446,000 | £564,694 | 585 |
| 2020 | £438,200 | £568,574 | 378 |
| 2019 | £413,800 | £542,393 | 400 |
| 2018 | £425,000 | £566,533 | 428 |
| 2017 | £425,000 | £579,657 | 465 |
| 2016 | £389,000 | £544,215 | 506 |
| 2015 | £335,000 | £473,355 | 572 |
| 2014 | £300,000 | £425,602 | 627 |
| 2013 | £278,200 | £400,302 | 552 |
| 2012 | £275,500 | £405,502 | 456 |
| 2011 | £265,000 | £400,048 | 416 |
| 2010 | £260,000 | £407,747 | 448 |
| 2009 | £247,200 | £397,376 | 566 |
| 2008 | £250,000 | £409,803 | 403 |
| 2007 | £254,600 | £431,873 | 778 |
| 2006 | £235,000 | £407,930 | 995 |
| 2005 | £220,800 | £392,935 | 692 |
| 2004 | £230,000 | £417,725 | 723 |
| 2003 | £210,000 | £386,871 | 818 |
| 2002 | £185,000 | £348,076 | 836 |
| 2001 | £155,000 | £297,980 | 793 |
| 2000 | £140,000 | £274,750 | 727 |
| 1999 | £117,200 | £233,573 | 1,021 |
| 1998 | £94,500 | £190,755 | 922 |
| 1997 | £82,500 | £169,191 | 879 |
| 1996 | £74,500 | £157,117 | 769 |
| 1995 | £71,500 | £155,430 | 540 |
In cash terms the typical BS8 home went from £71,500 in 1995 to £435,200 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 180%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2017; the current median sits about 25% below that. Someone who bought at the 2017 peak has not yet seen that price back in real terms.
Year-on-year change in the BS8 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 1999 (+24.0% on the year before); the weakest, 2005 (−4.0%). 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 year (since 2025) | −2.7% | −5.0% |
| 5 years (since 2021) | −0.5% | −5.1% |
| 6 years (since 2020) | −0.1% | −4.4% |
| 10 years (since 2016) | +1.1% | −2.2% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 71% of the typed total. A detached home currently trades at £780,000 against £394,000 for a flat, 2.0 times the price.
Median by property type, BS8
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 | £780,000 | 9 | 1,320 |
| Semi-detached | £900,000 | 13 | 1,132 |
| Terraced | £690,000 | 20 | 3,143 |
| Flats | £394,000 | 140 | 13,503 |
How many homes change hands in BS8
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.
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, 324 sales completed in BS8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 795 sales a year before the financial crisis and 361 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.
Reading the BS8 market
The stock is flat-led: flats and maisonettes were 77% of last year's sales, so the headline median tracks the flat market more than the house market. Among the 37 measurable districts of its area, BS8 ranks 6 by median price: firmly in the dearer tier.
Rents around BS8
BS8 falls under Bristol, City of, where the ONS puts the average private rent at £1,883 a month (May 2026 figures). A one-bed averages £1,224 a month here and a four-or-more-bed £2,552, so size does most of the work in setting the rent.
Average monthly rent by size, Bristol, City of
ONS Price Index of Private Rents, May 2026.
Against the £435,200 median purchase price, a rent of £1,883 a month (£22,596 a year) works out at a 5.2% 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.
What people ask about BS8 (Clifton)
Is BS8 (Clifton) a good place to buy a house?
How much did a house sell for in BS8 (Clifton)?
Are property prices falling in BS8 (Clifton)?
What happens to BS8 prices now?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 23% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in BS8 now
Everything above is what homes in BS8 sold for. The live side of the market holds 156 homes at the moment, listed by 4 agents publishing to HomesIndex, at a typical asking price 3% above the BS8 median sold price.
Set against 324 registered sales in the last twelve months, the 156 homes on the market here are roughly 6 months of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
9% 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.
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 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.
Listed against sold: the BS8 mix
Sellers of flats in BS8 have company: 81% of current listings against 73% of recent sales. When a type is offered faster than it sells, the buyer usually holds the better hand.
| Type | Share of homes for sale now | Share of sales, 2024 and 2025 |
|---|---|---|
| Detached | 5% | 6% |
| Semi-detached | 0% | 4% |
| Terraced | 14% | 17% |
| Flats | 81% | 73% |
The listing shares count homes published to HomesIndex by agents today; the sales shares count HM Land Registry registrations. Listings typed only as "house", "bungalow" or similar, which the register would file under one of the four forms, are excluded from the listing side (8 of them here).
When homes in BS8 change hands
Across the 2,206 sales completed in BS8 from 2021 to 2025, March was the busiest month for completions (11.2% of the total) and January the quietest (5.6%). That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 124 | 5.6% |
| February | 172 | 7.8% |
| March | 246 | 11.2% |
| April | 160 | 7.3% |
| May | 167 | 7.6% |
| June | 229 | 10.4% |
| July | 156 | 7.1% |
| August | 197 | 8.9% |
| September | 186 | 8.4% |
| October | 214 | 9.7% |
| November | 174 | 7.9% |
| December | 181 | 8.2% |
What another bedroom costs in BS
What homes of each size actually sold for across the BS area, 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 | £300,000 | £357,500 (+19%) | £414,995 (+16%) | £530,000 (+28%) | £710,000 (+34%) |
| Semi-detached | £244,000 | £285,000 (+17%) | £327,500 (+15%) | £415,000 (+27%) | £550,000 (+33%) |
| Terraced | £218,500 | £280,000 (+28%) | £341,000 (+22%) | £475,000 (+39%) | £640,000 (+35%) |
| Flat | £190,000 | £240,000 (+26%) | £346,756 (+44%) | £438,750 (+27%) | £535,000 (+22%) |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
BS8 ranks 36 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.
Winners and losers across the BS area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside BS8, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
How BS8 compares nearby
Same city, different markets. The neighbouring districts of the BS area, dearest first:
| District | Median | 5-year |
|---|---|---|
| BS28 | £597,500 | +16% |
| BS9 | £537,500 | +6% |
| BS41 | £490,000 | -2% |
| BS25 | £463,800 | +17% |
| BS40 | £445,000 | +1% |
| BS8 (this report) | £435,200 | -2% |
| BS26 | £427,000 | +7% |
| BS7 | £426,000 | +12% |
| BS36 | £426,000 | +13% |
| BS3 | £420,000 | +20% |
| BS31 | £418,800 | +18% |
| BS6 | £415,000 | -3% |
| BS20 | £390,000 | +5% |
| BS48 | £378,800 | +1% |
| BS35 | £367,500 | +11% |
| BS49 | £358,000 | +6% |
| BS16 | £357,000 | +15% |
| BS4 | £355,500 | +23% |
| BS21 | £355,000 | +10% |
| BS27 | £350,000 | +9% |
| BS5 | £343,000 | +18% |
| BS32 | £342,000 | +10% |
| BS34 | £325,000 | +15% |
| BS39 | £325,000 | +10% |
Selling in BS8? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in BS8, use the average prices map for a rough value: zoom from BS8's shading down to the sold homes on your own street. The figures above are every recorded BS8 sale; agents price with this same Land Registry record, and now you have it too.
Go deeper
The AI answers from the same Land Registry data this report is built on, already scoped to BS8. Free after a one click sign in.
See every individual BS8 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.
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.