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Coombe Dingle market report BS9 2, Bristol
The BS9 2 (Coombe Dingle) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 3,038 registered sales in BS9 2 (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.
In short: the typical home in BS9 2 (Bristol) sold for £416,000 in 2026, the median of 33 registered sales, up 9% on five years earlier. The mean was £481,700, and by floor area homes here have averaged about £4,570 per square metre over the last five years. The figures cover 3,038 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
BS9 2 is one sector of BS9 (Bristol): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where BS9 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 BS9 2 homes really sell for
Take the 33 registered 2026 sales in BS9 2 and the middle price, the median, is £416,000. The mean lands at £481,700, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in BS9 2
Per square metre, BS9 2 homes have averaged around £4,570 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 2 runs 46% above it.
BS9 2's median sold price, 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 | £416,000 | £416,000 | 33 |
| 2025 | £416,200 | £426,153 | 80 |
| 2024 | £432,000 | £459,305 | 57 |
| 2023 | £405,000 | £444,996 | 77 |
| 2022 | £420,000 | £492,498 | 106 |
| 2021 | £380,000 | £481,129 | 108 |
| 2020 | £345,000 | £447,645 | 83 |
| 2019 | £330,000 | £432,551 | 92 |
| 2018 | £381,200 | £508,147 | 102 |
| 2017 | £360,000 | £491,004 | 107 |
| 2016 | £291,200 | £407,392 | 104 |
| 2015 | £272,000 | £384,336 | 108 |
| 2014 | £285,000 | £404,322 | 109 |
| 2013 | £228,000 | £328,069 | 87 |
| 2012 | £190,800 | £280,834 | 80 |
| 2011 | £190,000 | £286,827 | 82 |
| 2010 | £185,500 | £290,912 | 71 |
| 2009 | £232,500 | £373,746 | 78 |
| 2008 | £176,800 | £289,813 | 56 |
| 2007 | £183,000 | £310,419 | 145 |
| 2006 | £178,500 | £309,853 | 131 |
| 2005 | £172,000 | £306,091 | 127 |
| 2004 | £158,000 | £286,959 | 103 |
| 2003 | £142,500 | £262,520 | 122 |
| 2002 | £137,000 | £257,764 | 132 |
| 2001 | £109,000 | £209,547 | 116 |
| 2000 | £90,000 | £176,625 | 81 |
| 1999 | £77,000 | £153,457 | 118 |
| 1998 | £71,000 | £143,319 | 99 |
| 1997 | £64,500 | £132,276 | 107 |
| 1996 | £59,000 | £124,428 | 77 |
| 1995 | £74,000 | £160,865 | 60 |
In cash terms the typical BS9 2 home went from £74,000 in 1995 to £416,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 159%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2018; the current median sits about 18% below that. Someone who bought at the 2018 peak has not yet seen that price back in real terms.
Year-on-year change in the BS9 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 2009 (+31.5% on the year before); the weakest, 1996 (−20.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | 0.0% | −2.4% |
| 5 years (since 2021) | +1.8% | −2.9% |
| 10 years (since 2016) | +3.6% | +0.2% |
| 20 years (since 2006) | +4.3% | +1.5% |
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.
Sales activity in BS9 2
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 register shows 33 BS9 2 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 120 sales a year before the financial crisis and 71 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
The rental side of BS9 2
BS9 2 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 £416,000 median purchase price, a rent of £1,883 a month (£22,596 a year) works out at a 5.4% 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.
The shape of the BS9 2 market
Only 33 sales completed here in the last twelve months of data, which makes BS9 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Within BS9, this sector trades 22% below the district median: one of its district's cheaper corners.
What people ask about BS9 2 (Coombe Dingle)
How much did a house sell for in BS9 2 (Coombe Dingle)?
Are property prices falling in BS9 2 (Coombe Dingle)?
Is BS9 2 (Coombe Dingle) a good place to buy a house?
Are BS9 2 prices heading up or down?
That question has no honest answer, only evidence. The evidence: the median is up 9% over five years in cash but down 14% 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.
BS9's current homes for sale
The live side of the market holds 172 homes at the moment, listed by 10 agents publishing to HomesIndex.
These cover the whole BS9 district, not just BS9 2: live asking prices are collected per district.
33% of current listings sit under the prices comparable homes actually fetched. 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 →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
The price of an extra bedroom in BS
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 | — | £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. 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in BS9
A few minutes' walk can separate two very different markets. Here are BS9's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS9 1 | £575,000 | 30 |
| BS9 3 | £530,000 | 33 |
| BS9 4 | £607,000 | 57 |
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 2? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BS9 2, open the average prices map and zoom from the BS9 2 shading down to the sold homes on your own street. Every recorded BS9 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim BS9 2.
Dig further
Behind the answers sits the same Land Registry record as this page, with BS9 2 already set as the subject. Free, one click sign in.
The live map plots every individual BS9 2 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator 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.