Local market reports › BS area › BS8
Clifton market report BS8, Bristol
The BS8 (Clifton) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 19,069 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 July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in BS8 (Bristol) came in at £435,000, out of 158 registered, down 2% on five years earlier, and the mean stands at £496,200, and by floor area homes here have averaged about £5,720 per square metre over the last five years. The record behind it is 19,069 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 £435,000 for 2026, built from 158 registered sales; the mean, the figure usually quoted as the "average house price", is £496,200, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in BS8
By floor space, homes in BS8 have sold for about £5,720 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 | £435,000 | £435,000 | 158 |
| 2025 | £447,200 | £457,894 | 404 |
| 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 | 835 |
| 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 | 768 |
| 1995 | £71,500 | £155,430 | 540 |
In cash terms the typical BS8 home went from £71,500 in 1995 to £435,000 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 years (since 2025) | −2.7% | −5.0% |
| 5 years (since 2021) | −0.5% | −5.1% |
| 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 £800,000 against £400,000 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 | £800,000 | 6 | 1,317 |
| Semi-detached | £780,000 | 11 | 1,130 |
| Terraced | £690,000 | 16 | 3,137 |
| Flats | £400,000 | 125 | 13,485 |
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, 332 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 355 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
Among the 37 measurable districts of its area, BS8 ranks 5 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 £435,000 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)?
Real searches this page gets asked
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 Bristol, City of is £1,883 a month on average, which is a 5.2% 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 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 187 homes at the moment, listed by 8 agents publishing to HomesIndex, at a typical asking price 2% below the BS8 median sold price.
19% 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.
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 | — | £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%) | — |
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 35 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.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS8 1 | £400,000 | 23 |
| BS8 2 | £385,000 | 45 |
| BS8 3 | £492,300 | 33 |
| BS8 4 | £475,000 | 57 |
How BS8 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 (this report) | £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 | £325,000 | +15% |
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.
Estate agents working BS8: the featured spot on this report is free for founding agents, one per district. Claim BS8.
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.