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Coombe Dingle market report BS9 1, Bristol
The BS9 1 (Coombe Dingle) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 4,717 registered sales in BS9 1 (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 data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: the 2026 median for BS9 1 (Bristol) is £565,000, from 41 registered sales, up 7% on five years earlier; the mean is £626,700, and by floor area homes here have averaged about £5,250 per square metre over the last five years. Behind the figures sit 4,717 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like BS9 1 is a single group of streets within BS9 (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 BS9 1 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 BS9 1
41 sales were registered in BS9 1 in 2026, and the middle one of them, the median, went for £565,000. The mean works out at £626,700, somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in BS9 1
Per square metre, BS9 1 homes have averaged around £5,250 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.
Against a national (England and Wales) median of £285,000, BS9 1 runs 98% above it.
A typical BS9 1 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £565,000 | £565,000 | 41 |
| 2025 | £575,000 | £588,750 | 107 |
| 2024 | £672,500 | £715,006 | 116 |
| 2023 | £590,000 | £648,266 | 95 |
| 2022 | £580,000 | £680,116 | 129 |
| 2021 | £528,000 | £668,516 | 155 |
| 2020 | £632,500 | £820,682 | 116 |
| 2019 | £499,500 | £654,725 | 98 |
| 2018 | £580,000 | £773,151 | 123 |
| 2017 | £458,800 | £625,757 | 128 |
| 2016 | £478,200 | £669,007 | 144 |
| 2015 | £400,000 | £565,200 | 145 |
| 2014 | £385,000 | £546,190 | 151 |
| 2013 | £369,200 | £531,242 | 128 |
| 2012 | £350,000 | £515,156 | 113 |
| 2011 | £320,000 | £483,077 | 109 |
| 2010 | £372,000 | £583,392 | 113 |
| 2009 | £277,500 | £446,084 | 125 |
| 2008 | £319,600 | £523,892 | 90 |
| 2007 | £350,000 | £593,697 | 191 |
| 2006 | £290,000 | £503,403 | 213 |
| 2005 | £270,000 | £480,491 | 177 |
| 2004 | £267,500 | £485,832 | 173 |
| 2003 | £246,000 | £453,192 | 176 |
| 2002 | £211,000 | £396,995 | 219 |
| 2001 | £168,200 | £323,356 | 184 |
| 2000 | £151,500 | £297,319 | 148 |
| 1999 | £141,000 | £281,006 | 230 |
| 1998 | £134,000 | £270,489 | 214 |
| 1997 | £117,000 | £239,943 | 273 |
| 1996 | £95,500 | £201,405 | 190 |
| 1995 | £93,500 | £203,255 | 103 |
In cash terms the typical BS9 1 home went from £93,500 in 1995 to £565,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 178%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 31% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the BS9 1 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 2010 (+34.1% on the year before); the weakest, 2021 (−16.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −1.7% | −4.0% |
| 5 years (since 2021) | +1.4% | −3.3% |
| 6 years (since 2020) | −1.9% | −6.0% |
| 10 years (since 2016) | +1.7% | −1.7% |
| 20 years (since 2006) | +3.4% | +0.6% |
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.
The turnover behind the prices
How many homes change hands
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 register shows 41 BS9 1 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 185 sales a year before the financial crisis and 98 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 BS9 1
For renting purposes BS9 1 sits in Bristol, City of. The ONS average private rent there is £1,883 a month (May 2026). Size sets most of the rent: one-beds average £1,224 a month here against £2,552 for four or more bedrooms.
Average monthly rent by size, Bristol, City of
ONS Price Index of Private Rents, May 2026.
£1,883 a month is £22,596 a year, which against the £565,000 median sold price makes a gross yield of 4.0%. 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.
Reading the BS9 1 market
Only 41 sales completed here in the last twelve months of data, which makes BS9 1 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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.
Common questions on BS9 1 (Coombe Dingle)
How much did a house sell for in BS9 1 (Coombe Dingle)?
Are property prices falling in BS9 1 (Coombe Dingle)?
Is BS9 1 (Coombe Dingle) a good place to buy a house?
Will BS9 1 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 7% over five years in cash but down 15% 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 you could buy in BS9 now
This is what you could actually buy today: 163 homes currently on the market from 4 agents publishing to HomesIndex.
These cover the whole BS9 district, not just BS9 1: live asking prices are collected per district.
Of everything listed here, 7% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
"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 BS9 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.
Bedroom by bedroom: BS prices by size
Real sold prices by size across the BS area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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%) |
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. 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 BS9
Sector boundaries hide real price steps. The rest of BS9, one report each:
Zoom out to the full BS9 district report for the type split, monthly volumes and how BS9 compares with its neighbours.
Selling a home in BS9 1? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in BS9 1, use the average prices map for a rough value: zoom from BS9 1's shading down to the sold homes on your own street. The figures above are every recorded BS9 1 sale; agents price with this same Land Registry record, and now you have it too.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to BS9 1. Free after a one click sign in.
See every individual BS9 1 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.