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Coombe Dingle market report BS9 4, Bristol
The BS9 4 (Coombe Dingle) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 4,705 registered sales in BS9 4 (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 4 (Bristol) sold for £607,000 in 2026, the median of 57 registered sales, up 12% on five years earlier. The mean was £639,600, and by floor area homes here have averaged about £5,340 per square metre over the last five years. The figures cover 4,705 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
A postcode sector like BS9 4 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 4 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 4 prices, from the sold record
The 2026 median for BS9 4 is £607,000, taken from 57 registered sales. The mean, which is what most sites call the "average house price", is £639,600, a little above it, the familiar pattern where pricier homes stretch the average.
Price per square metre in BS9 4
Averaged across five years of sales, floor space in BS9 4 costs about £5,340 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
The national median for England and Wales is £285,000, which puts BS9 4 113% above the country at large.
A typical BS9 4 home, priced year by year (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 | £607,000 | £607,000 | 57 |
| 2025 | £684,000 | £700,357 | 154 |
| 2024 | £615,000 | £653,871 | 107 |
| 2023 | £590,000 | £648,266 | 105 |
| 2022 | £592,500 | £694,774 | 126 |
| 2021 | £543,800 | £688,521 | 162 |
| 2020 | £515,000 | £668,223 | 131 |
| 2019 | £518,800 | £680,023 | 138 |
| 2018 | £480,000 | £639,849 | 140 |
| 2017 | £475,000 | £647,852 | 141 |
| 2016 | £428,200 | £599,056 | 158 |
| 2015 | £395,000 | £558,135 | 160 |
| 2014 | £410,000 | £581,657 | 146 |
| 2013 | £341,800 | £491,816 | 154 |
| 2012 | £351,200 | £516,923 | 120 |
| 2011 | £327,500 | £494,399 | 124 |
| 2010 | £318,800 | £499,960 | 124 |
| 2009 | £275,000 | £442,065 | 131 |
| 2008 | £298,000 | £488,485 | 86 |
| 2007 | £321,000 | £544,505 | 194 |
| 2006 | £290,000 | £503,403 | 191 |
| 2005 | £245,000 | £436,001 | 162 |
| 2004 | £234,700 | £426,261 | 194 |
| 2003 | £235,000 | £432,927 | 160 |
| 2002 | £204,000 | £383,824 | 186 |
| 2001 | £167,500 | £322,010 | 178 |
| 2000 | £150,000 | £294,375 | 138 |
| 1999 | £132,800 | £264,663 | 186 |
| 1998 | £115,800 | £233,751 | 164 |
| 1997 | £95,000 | £194,826 | 199 |
| 1996 | £86,300 | £182,003 | 169 |
| 1995 | £81,800 | £177,821 | 120 |
In cash terms the typical BS9 4 home went from £81,800 in 1995 to £607,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 241%, a genuine increase in what a home here costs. The real-terms peak came in 2025, and today's median remains roughly 13% under it: a 2025 buyer is still waiting to get that price back in today's money.
Year-on-year change in the BS9 4 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 1998 (+21.9% on the year before); the weakest, 2026 (−11.3%). 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) | −11.3% | −13.3% |
| 5 years (since 2021) | +2.2% | −2.5% |
| 10 years (since 2016) | +3.6% | +0.1% |
| 20 years (since 2006) | +3.8% | +0.9% |
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.
Transaction volumes
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.
BS9 4 recorded 57 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 175 sales a year before the financial crisis and 110 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.
What homes rent for around BS9 4
BS9 4 falls under Bristol, City of, where the ONS puts the average private rent at £1,883 a month (May 2026 figures). 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 £607,000 median purchase price, a rent of £1,883 a month (£22,596 a year) works out at a 3.7% 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 4 market
This is a thin market: 57 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. Against the BS9 district median, BS9 4 sits 15% higher, marking it as a dearer pocket of the district.
Asked and answered: BS9 4 (Coombe Dingle)
How much did a house sell for in BS9 4 (Coombe Dingle)?
Are property prices falling in BS9 4 (Coombe Dingle)?
Is BS9 4 (Coombe Dingle) a good place to buy a house?
Where do BS9 4 prices go next?
That question has no honest answer, only evidence. The evidence: the median is up 12% over five years in cash but down 12% 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.
On the market in BS9 today
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 4: live asking prices are collected per district.
33% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every BS9 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Moving up a bedroom in BS: the cost
What homes of each size actually sold for across the BS area, 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%) | — |
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. 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.
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.
Other sectors in BS9
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of BS9, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS9 1 | £575,000 | 30 |
| BS9 2 | £416,000 | 33 |
| BS9 3 | £530,000 | 33 |
Zoom out to the full BS9 district report for the type split, monthly volumes and how BS9 compares with its neighbours.
Selling in BS9 4? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BS9 4, open the average prices map and zoom from the BS9 4 shading down to the sold homes on your own street. Every recorded BS9 4 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim BS9 4.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to BS9 4. Free after a one click sign in.
The live map plots every individual BS9 4 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.