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Bents Green market report S11, Sheffield
The standing S11 (Bents Green) property market report, rebuilt from the full public record every month. Everything below comes from 18,644 sales recorded by HM Land Registry in S11 (Sheffield) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Covers registered sales to August 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register. Page updated 19 October 2026.
In short: the 2026 median for S11 (Sheffield) is £350,000, from 195 registered sales, up 0% on five years earlier; the mean is £407,800, and by floor area homes here have averaged about £3,590 per square metre over the last five years. Behind the figures sit 18,644 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
S11 is the postcode district covering Bents Green, Carter Knowle, Ecclesall in Sheffield. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where S11 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 S11 homes really sell for
In the S11 property market, the 2026 median sale price is £350,000, from 195 registered sales; the mean, the "average house price" most sites quote, is £407,800, sitting well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
Price per square metre in S11
Per square metre, S11 homes have averaged around £3,590 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.
Set against the £285,000 England and Wales median, S11 sits 23% above the national market.
S11's median sold price, 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 | £350,000 | £350,000 | 195 |
| 2025 | £385,000 | £394,207 | 481 |
| 2024 | £350,000 | £372,122 | 425 |
| 2023 | £372,500 | £409,287 | 430 |
| 2022 | £395,000 | £463,183 | 458 |
| 2021 | £350,000 | £443,145 | 543 |
| 2020 | £300,000 | £389,256 | 494 |
| 2019 | £290,000 | £380,121 | 497 |
| 2018 | £285,000 | £379,910 | 507 |
| 2017 | £285,000 | £388,711 | 506 |
| 2016 | £265,000 | £370,738 | 490 |
| 2015 | £238,200 | £336,577 | 570 |
| 2014 | £235,000 | £333,389 | 603 |
| 2013 | £220,200 | £316,846 | 574 |
| 2012 | £215,600 | £317,336 | 472 |
| 2011 | £206,000 | £310,981 | 437 |
| 2010 | £215,000 | £337,175 | 447 |
| 2009 | £192,500 | £309,445 | 467 |
| 2008 | £186,000 | £304,893 | 420 |
| 2007 | £195,000 | £330,774 | 859 |
| 2006 | £195,000 | £338,495 | 833 |
| 2005 | £183,200 | £326,022 | 779 |
| 2004 | £180,000 | £326,915 | 801 |
| 2003 | £145,000 | £267,125 | 861 |
| 2002 | £122,000 | £229,542 | 756 |
| 2001 | £98,000 | £188,400 | 834 |
| 2000 | £83,500 | £163,869 | 692 |
| 1999 | £75,000 | £149,471 | 720 |
| 1998 | £69,000 | £139,281 | 701 |
| 1997 | £60,000 | £123,048 | 639 |
| 1996 | £58,600 | £123,585 | 623 |
| 1995 | £57,000 | £123,909 | 530 |
In cash terms the typical S11 home went from £57,000 in 1995 to £350,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 182%, a genuine increase in what a home here costs. The real-terms peak came in 2022, and today's median remains roughly 24% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the S11 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 2002 (+24.5% on the year before); the weakest, 2026 (−9.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of terraced homes dominate the record here, 37% of the typed total. A detached home currently trades at £651,000 against £177,000 for a flat, 3.7 times the price.
Median by property type, S11
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 | £651,000 | 39 | 3,261 |
| Semi-detached | £436,000 | 39 | 5,339 |
| Terraced | £325,000 | 78 | 6,811 |
| Flats | £177,000 | 39 | 3,233 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −9.1% | −11.2% |
| 5 years (since 2021) | 0.0% | −4.6% |
| 6 years (since 2020) | +2.6% | −1.8% |
| 10 years (since 2016) | +2.8% | −0.6% |
| 20 years (since 2006) | +3.0% | +0.2% |
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.
How many homes change hands in S11
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
S11 recorded 364 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 802 sales a year before the financial crisis and 398 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 S11
For renting purposes S11 sits in Sheffield. The ONS average private rent there is £922 a month (May 2026). The spread runs from £683 a month for a typical one-bed to £1,327 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Sheffield
ONS Price Index of Private Rents, May 2026.
Set against the £350,000 median sold price, £922 a month is £11,064 a year, a gross yield of 3.2%: 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 shape of the S11 market
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. S11 sits 3 of 45 in its area's price order, well inside the expensive end.
What people ask about S11 (Bents Green)
Are property prices falling in S11 (Bents Green)?
Is S11 (Bents Green) a good place to buy a house?
How much did a house sell for in S11 (Bents Green)?
Where do S11 prices go next?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 21% 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 S11 now
Everything above is what homes in S11 sold for. Turning to what is actually available: 77 homes on the market right now, from 4 agents publishing to HomesIndex, at a typical asking price 7% below the S11 median sold price.
Set against 364 registered sales in the last twelve months, the 77 homes on the market here are roughly 3 months of supply at last year's pace, and more in reality, since only agents who publish to HomesIndex are counted.
14% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Ecclesall Road, Ecclesall, Sheffield
- Harefield Road, Ecclesall, Sheffield
- Hunter House Road, Sheffield, S11 8TW, Sheffield
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 S11 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.
S11: the homes on offer and the homes that go
In S11, detached homes made up 14% of recent sales yet only 0% of today's listings. Demand outrunning supply for a type is the clearest sign a fairly priced one will go quickly.
| Type | Share of homes for sale now | Share of sales, 2024 and 2025 |
|---|---|---|
| Detached | 0% | 14% |
| Semi-detached | 29% | 29% |
| Terraced | 46% | 39% |
| Flats | 25% | 18% |
Listings are the homes agents publish to HomesIndex today; sales are HM Land Registry registrations. A listing whose type does not say detached, semi-detached, terraced or flat (a plain "house", a bungalow, a park home) is left out of the listing shares (9 here).
When homes in S11 change hands
Take the 2,337 S11 sales dated 2021 to 2025 and sort them by month: March completions lead with 10.4% of the total, May trails with 5.9%. That is a marked seasonal rhythm. A sale completes weeks after it is agreed, so the busy month reflects deals struck earlier in the year; a seller who wants competition should be on the market ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 182 | 7.8% |
| February | 206 | 8.8% |
| March | 244 | 10.4% |
| April | 146 | 6.2% |
| May | 139 | 5.9% |
| June | 201 | 8.6% |
| July | 198 | 8.5% |
| August | 197 | 8.4% |
| September | 242 | 10.4% |
| October | 179 | 7.7% |
| November | 198 | 8.5% |
| December | 205 | 8.8% |
What another bedroom costs in S
Real sold prices by size across the S area, straight from the Land Registry record. 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 | £210,000 | £230,000 (+10%) | £280,000 (+22%) | £357,000 (+27%) | £475,995 (+33%) |
| Semi-detached | £160,000 | £170,000 (+6%) | £190,000 (+12%) | £249,995 (+32%) | £350,000 (+40%) |
| Terraced | £130,000 | £135,000 (+4%) | £157,000 (+16%) | £225,000 (+43%) | £290,000 (+29%) |
| Flat | £107,000 | £133,500 (+25%) | £230,000 (+72%) | £306,000 (+33%) | £475,000 (+55%) |
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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
S11 ranks 41 of 45 in the S 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.
Five-year change in the median, S area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside S11, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
How S11 compares nearby
Same city, different markets. The neighbouring districts of the S area, dearest first:
| District | Median | 5-year |
|---|---|---|
| S17 | £475,000 | +26% |
| S32 | £440,000 | +11% |
| S11 (this report) | £350,000 | +0% |
| S18 | £303,500 | +16% |
| S7 | £300,000 | -6% |
| S33 | £300,000 | -20% |
| S10 | £290,000 | +4% |
| S8 | £250,000 | +19% |
| S42 | £240,000 | +5% |
| S35 | £235,000 | +16% |
| S20 | £230,000 | +24% |
| S6 | £220,000 | +15% |
| S75 | £220,000 | +11% |
| S81 | £220,000 | +7% |
| S21 | £217,500 | +21% |
| S36 | £210,500 | +3% |
| S26 | £210,000 | +8% |
| S60 | £206,200 | +6% |
| S45 | £206,000 | -3% |
| S40 | £205,500 | +3% |
| S66 | £200,000 | +11% |
| S25 | £195,000 | +15% |
| S41 | £195,000 | +3% |
| S44 | £192,500 | +12% |
Before you sell in S11: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in S11, use the average prices map for a rough value: zoom from S11's shading down to the sold homes on your own street. The figures above are every recorded S11 sale; agents price with this same Land Registry record, and now you have it too.
Go deeper
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about S11. Free, with a one click sign in.
The live map plots every individual S11 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.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.