Local market reports › BS area › BS9 › BS9 3
Coombe Dingle market report BS9 3, Bristol
The standing BS9 3 (Coombe Dingle) property market report, rebuilt from the full public record every month. Everything below comes from 4,526 sales recorded by HM Land Registry in BS9 3 (Bristol) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in BS9 3 (Bristol) sold for £530,000 in 2026, the median of 33 registered sales, up 6% on five years earlier. The mean was £603,000, and by floor area homes here have averaged about £5,300 per square metre over the last five years. The figures cover 4,526 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
BS9 3 is a postcode sector: one group of streets inside BS9 (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 BS9 3 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.
Today's BS9 3 prices, from the sold record
Across 33 registered 2026 sales, the typical (median) BS9 3 home went for £530,000. The mean is £603,000, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in BS9 3
Measured by floor area, the last five years of BS9 3 sales average about £5,300 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.
England and Wales as a whole trade at a £285,000 median, leaving BS9 3 86% above the national figure.
The price of a typical BS9 3 home, 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 | £530,000 | £530,000 | 33 |
| 2025 | £675,000 | £691,141 | 111 |
| 2024 | £523,800 | £556,907 | 132 |
| 2023 | £565,000 | £620,797 | 89 |
| 2022 | £680,000 | £797,378 | 110 |
| 2021 | £499,000 | £631,798 | 153 |
| 2020 | £532,500 | £690,930 | 114 |
| 2019 | £515,000 | £675,042 | 126 |
| 2018 | £469,500 | £625,852 | 122 |
| 2017 | £397,000 | £541,468 | 141 |
| 2016 | £455,000 | £636,550 | 117 |
| 2015 | £378,500 | £534,821 | 151 |
| 2014 | £336,500 | £477,384 | 156 |
| 2013 | £325,200 | £467,930 | 150 |
| 2012 | £305,000 | £448,922 | 135 |
| 2011 | £340,000 | £513,269 | 128 |
| 2010 | £347,000 | £544,185 | 123 |
| 2009 | £267,500 | £430,009 | 125 |
| 2008 | £291,400 | £477,666 | 105 |
| 2007 | £307,500 | £521,606 | 150 |
| 2006 | £267,200 | £463,825 | 226 |
| 2005 | £250,000 | £444,899 | 189 |
| 2004 | £247,000 | £448,600 | 173 |
| 2003 | £235,000 | £432,927 | 183 |
| 2002 | £200,000 | £376,298 | 154 |
| 2001 | £162,500 | £312,398 | 185 |
| 2000 | £153,000 | £300,263 | 159 |
| 1999 | £132,000 | £263,069 | 173 |
| 1998 | £120,000 | £242,229 | 146 |
| 1997 | £93,500 | £191,750 | 177 |
| 1996 | £85,400 | £180,105 | 168 |
| 1995 | £81,500 | £177,168 | 122 |
In cash terms the typical BS9 3 home went from £81,500 in 1995 to £530,000 in 2026, roughly 7 times the price. Adjusted for inflation it still comes to a real rise of roughly 199%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 34% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the BS9 3 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 2022 (+36.3% on the year before); the weakest, 2026 (−21.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What BS9 3 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −21.5% | −23.3% |
| 5 years (since 2021) | +1.2% | −3.5% |
| 10 years (since 2016) | +1.5% | −1.8% |
| 20 years (since 2006) | +3.5% | +0.7% |
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.
How many homes change hands in BS9 3
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.
Over the last twelve months of data, 33 sales completed in BS9 3. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 177 sales a year before the financial crisis and 95 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.
The shape of the BS9 3 market
This is a thin market: 33 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.
The rental side of BS9 3
For renting purposes BS9 3 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.
Against the £530,000 median purchase price, a rent of £1,883 a month (£22,596 a year) works out at a 4.3% 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 BS9 3 (Coombe Dingle)
Are property prices falling in BS9 3 (Coombe Dingle)?
Is BS9 3 (Coombe Dingle) a good place to buy a house?
How much did a house sell for in BS9 3 (Coombe Dingle)?
Are BS9 3 prices heading up or down?
The record answers a different question than "what happens next": the median is up 6% over five years in cash but down 16% 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 BS9 now
This is what you could actually buy today: 172 homes currently on the market from 10 agents publishing to HomesIndex.
These cover the whole BS9 district, not just BS9 3: live asking prices are collected per district.
33% of what is on the market here is asking below what comparable homes actually sold for. The comparison behind each listing uses recent recorded sales of similar homes close by.
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 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.
Bedroom by bedroom: BS prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the BS area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the BS area is the point: the same five years treated these districts very differently.
Five-year change in the median, BS area districts
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:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS9 1 | £575,000 | 30 |
| BS9 2 | £416,000 | 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 3? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at BS9 3'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.
Estate agents working BS9 3: the featured spot on this report is free for founding agents, one per district. Claim BS9 3.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about BS9 3. Free, with a one click sign in.
The live map plots every individual BS9 3 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.