Local market reports › S area › S2 › S2 2
City Centre market report S2 2, Sheffield
The standing S2 2 (City Centre) property market report, rebuilt from the full public record every month. The raw material for this page is 2,423 HM Land Registry entries for S2 2 (Sheffield), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: a typical S2 2 (Sheffield) home changed hands for £195,000 in 2026 (median of 27 registered sales, up 24% on five years earlier), with the mean at £217,800, and by floor area homes here have averaged about £2,250 per square metre over the last five years. Source: 2,423 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like S2 2 is a single group of streets within S2 (Sheffield), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where S2 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 S2 2 homes really sell for
27 sales were registered in S2 2 in 2026, and the middle one of them, the median, went for £195,000. The mean works out at £217,800, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in S2 2
Averaged across five years of sales, floor space in S2 2 costs about £2,250 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.
For scale: the England and Wales median is £285,000, so S2 2 trades 32% below the country as a whole.
A typical S2 2 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £195,000 | £195,000 | 27 |
| 2025 | £173,000 | £177,137 | 73 |
| 2024 | £171,000 | £181,808 | 73 |
| 2023 | £148,000 | £162,616 | 65 |
| 2022 | £153,000 | £179,410 | 86 |
| 2021 | £157,000 | £198,782 | 119 |
| 2020 | £130,000 | £168,678 | 87 |
| 2019 | £119,000 | £155,981 | 89 |
| 2018 | £125,000 | £166,627 | 61 |
| 2017 | £102,800 | £140,209 | 75 |
| 2016 | £117,200 | £163,964 | 64 |
| 2015 | £145,700 | £205,874 | 108 |
| 2014 | £100,000 | £141,867 | 59 |
| 2013 | £73,000 | £105,040 | 49 |
| 2012 | £79,000 | £116,278 | 49 |
| 2011 | £88,500 | £133,601 | 70 |
| 2010 | £69,000 | £108,210 | 65 |
| 2009 | £69,000 | £110,918 | 46 |
| 2008 | £216,500 | £354,889 | 85 |
| 2007 | £85,000 | £144,184 | 99 |
| 2006 | £86,700 | £150,500 | 120 |
| 2005 | £85,200 | £151,622 | 88 |
| 2004 | £66,000 | £119,869 | 93 |
| 2003 | £55,500 | £102,244 | 92 |
| 2002 | £43,000 | £80,904 | 103 |
| 2001 | £40,000 | £76,898 | 86 |
| 2000 | £36,500 | £71,631 | 74 |
| 1999 | £36,000 | £71,746 | 72 |
| 1998 | £36,500 | £73,678 | 59 |
| 1997 | £32,000 | £65,626 | 77 |
| 1996 | £34,400 | £72,548 | 54 |
| 1995 | £38,900 | £84,563 | 56 |
In cash terms the typical S2 2 home went from £38,900 in 1995 to £195,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 131%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2008, and today's median remains roughly 45% under it: a 2008 buyer is still waiting to get that price back in today's money.
Year-on-year change in the S2 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 2008 (+154.7% on the year before); the weakest, 2009 (−68.1%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +12.7% | +10.1% |
| 5 years (since 2021) | +4.4% | −0.4% |
| 10 years (since 2016) | +5.2% | +1.7% |
| 20 years (since 2006) | +4.1% | +1.3% |
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.
How many homes change hands in S2 2
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.
Over the last twelve months of data, 27 sales completed in S2 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 94 sales a year before the financial crisis and 65 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 tenants pay around S2 2
For renting purposes S2 2 sits in Sheffield. The ONS average private rent there is £922 a month (May 2026). Size sets most of the rent: one-beds average £683 a month here against £1,327 for four or more bedrooms.
Average monthly rent by size, Sheffield
ONS Price Index of Private Rents, May 2026.
Against the £195,000 median purchase price, a rent of £922 a month (£11,064 a year) works out at a 5.7% 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.
How S2 2 trades
This is a thin market: 27 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. 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. Against the S2 district median, S2 2 sits 11% higher, marking it as a dearer pocket of the district.
Asked and answered: S2 2 (City Centre)
Are property prices falling in S2 2 (City Centre)?
Is S2 2 (City Centre) a good place to buy a house?
How much did a house sell for in S2 2 (City Centre)?
What happens to S2 2 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 24% over five years in cash and flat after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in S2 now
This is what you could actually buy today: 92 homes currently on the market from 7 agents publishing to HomesIndex.
These cover the whole S2 district, not just S2 2: live asking prices are collected per district.
Of everything listed here, 33% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Slate Street, Sheffield, S2
- Daresbury Drive, Newfield Green, Sheffield
- Guildford Rise, Sheffield, South York...
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 S2 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.
The price of an extra bedroom 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 | — | £235,000 | £330,000 (+40%) | £495,000 (+50%) | £750,000 (+52%) |
| Semi-detached | £160,000 | £175,000 (+9%) | £220,000 (+26%) | £321,000 (+46%) | £550,000 (+71%) |
| Terraced | £132,000 | £140,000 (+6%) | £175,000 (+25%) | £256,500 (+47%) | £350,000 (+36%) |
| Flat | £120,000 | £148,000 (+23%) | £265,000 (+79%) | £461,750 (+74%) | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the S area is the point: the same five years treated these districts very differently.
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.
Other sectors in S2
Sector boundaries hide real price steps. The rest of S2, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| S2 1 | £166,000 | 34 |
| S2 3 | £189,600 | 38 |
| S2 4 | £166,800 | 12 |
| S2 5 | £167,500 | 22 |
Zoom out to the full S2 district report for the type split, monthly volumes and how S2 compares with its neighbours.
Thinking of selling in S2 2? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in S2 2, open the average prices map and zoom from the S2 2 shading down to the sold homes on your own street. Every recorded S2 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 S2 2.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to S2 2. Free after a one click sign in.
The live map plots every individual S2 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.