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Coombe Dingle market report BS9, Bristol
The BS9 (Coombe Dingle) house price history in full, 1995 to 2026, in cash and in today's money. Everything below comes from 16,972 sales recorded by HM Land Registry in BS9 (Bristol) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the 2026 median for BS9 (Bristol) is £530,000, from 153 registered sales, up 4% on five years earlier; the mean is £604,600, and by floor area homes here have averaged about £5,160 per square metre over the last five years. Behind the figures sit 16,972 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
BS9 is a postcode district covering Coombe Dingle, Sneyd Park, Stoke Bishop 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 BS9 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
153 sales were registered in BS9 in 2026, and the middle one of them, the median, went for £530,000. The mean works out at £604,600, somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in BS9
A square metre of BS9 home has cost about £5,160 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
England and Wales as a whole trade at a £285,000 median, leaving BS9 86% above the national figure.
The price of a typical BS9 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 | 153 |
| 2025 | £611,000 | £625,611 | 450 |
| 2024 | £564,900 | £600,605 | 412 |
| 2023 | £560,000 | £615,303 | 366 |
| 2022 | £575,000 | £674,253 | 471 |
| 2021 | £507,500 | £642,560 | 578 |
| 2020 | £515,400 | £668,742 | 444 |
| 2019 | £473,200 | £620,252 | 454 |
| 2018 | £480,000 | £639,849 | 487 |
| 2017 | £419,200 | £571,747 | 517 |
| 2016 | £420,000 | £587,584 | 523 |
| 2015 | £380,000 | £536,940 | 564 |
| 2014 | £350,000 | £496,536 | 562 |
| 2013 | £330,000 | £474,837 | 519 |
| 2012 | £305,000 | £448,922 | 448 |
| 2011 | £315,000 | £475,529 | 443 |
| 2010 | £320,000 | £501,842 | 431 |
| 2009 | £265,000 | £425,990 | 458 |
| 2008 | £290,000 | £475,371 | 337 |
| 2007 | £301,100 | £510,749 | 680 |
| 2006 | £267,000 | £463,478 | 761 |
| 2005 | £245,000 | £436,001 | 655 |
| 2004 | £235,000 | £426,806 | 643 |
| 2003 | £228,500 | £420,952 | 641 |
| 2002 | £194,000 | £365,009 | 691 |
| 2001 | £161,000 | £309,514 | 663 |
| 2000 | £145,000 | £284,563 | 526 |
| 1999 | £130,000 | £259,083 | 707 |
| 1998 | £118,000 | £238,191 | 623 |
| 1997 | £95,500 | £195,851 | 756 |
| 1996 | £86,700 | £182,846 | 604 |
| 1995 | £82,000 | £178,255 | 405 |
In cash terms the typical BS9 home went from £82,000 in 1995 to £530,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 197%, a genuine increase in what a home here costs. The real-terms peak came in 2022, and today's median remains roughly 21% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the BS9 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 (+23.6% on the year before); the weakest, 2026 (−13.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What BS9 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −13.3% | −15.3% |
| 5 years (since 2021) | +0.9% | −3.8% |
| 10 years (since 2016) | +2.4% | −1.0% |
| 20 years (since 2006) | +3.5% | +0.7% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 38% of the typed total. A detached home currently trades at £945,000 against £263,500 for a flat, 3.6 times the price.
Median by property type, BS9
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 | £945,000 | 23 | 3,666 |
| Semi-detached | £720,000 | 57 | 6,520 |
| Terraced | £492,500 | 30 | 2,691 |
| Flats | £263,500 | 43 | 4,095 |
Transaction volumes
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The monthly pulse, last five years
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 365 BS9 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 658 sales a year before the financial crisis and 370 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 kind of market BS9 is
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. BS9 sits 2 of 37 in its area's price order, well inside the expensive end.
Rents around BS9
For renting purposes BS9 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.
Set against the £530,000 median sold price, £1,883 a month is £22,596 a year, a gross yield of 4.3%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
The questions people bring to BS9 (Coombe Dingle)
These are the recorded searches for the wider BS report family, answered with this page's own figures.
For searches like bristol short let index
: the ONS puts the average private rent in Bristol, City of at £1,883 a month, a gross yield of about 4.3% against the £530,000 median. The full rent section below breaks it down by size.
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.
Asked and answered: BS9 (Coombe Dingle)
Are property prices falling in BS9 (Coombe Dingle)?
Is BS9 (Coombe Dingle) a good place to buy a house?
How much did a house sell for in BS9 (Coombe Dingle)?
Will BS9 prices rise from here?
The record answers a different question than "what happens next": the median is up 4% over five years in cash but down 18% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
BS9's current homes for sale
Everything above is what homes in BS9 sold for. This is what you could actually buy today: 172 homes currently on the market from 10 agents publishing to HomesIndex, at a typical asking price 13% above the BS9 median sold price.
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.
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. 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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
BS9 ranks 27 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.
BS area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside BS9, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| BS9 1 | £575,000 | 30 |
| BS9 2 | £416,000 | 33 |
| BS9 3 | £530,000 | 33 |
| BS9 4 | £607,000 | 57 |
How BS9 compares nearby
Same city, different markets. The neighbouring districts of the BS area, dearest first:
| District | Median | 5-year |
|---|---|---|
| BS28 | £565,000 | +9% |
| BS9 (this report) | £530,000 | +4% |
| BS41 | £490,000 | -2% |
| BS25 | £480,000 | +21% |
| BS8 | £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% |
Thinking of selling in BS9? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in BS9, open the average prices map and zoom from the BS9 shading down to the sold homes on your own street. Every recorded BS9 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.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to BS9. Free after a one click sign in.
See every individual BS9 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.