Local market reports › S area › S2
City Centre market report S2, Sheffield
The S2 (City Centre) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 13,477 registered sales in S2 (Sheffield) 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 recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 133 registered 2026 sales put the S2 (Sheffield) median at £175,000, up 21% on five years earlier, with a mean of £186,800, and by floor area homes here have averaged about £2,230 per square metre over the last five years. Everything rests on 13,477 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
S2 is a postcode district covering City Centre, Arbourthorne, Heeley in Sheffield. 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 S2 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.
S2 sold prices: where the market stands
The S2 median stands at £175,000 for 2026, built from 133 registered sales; the mean, the figure usually quoted as the "average house price", is £186,800, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in S2
Per square metre, S2 homes have averaged around £2,230 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.
Against a national (England and Wales) median of £285,000, S2 runs 39% below it.
S2's median sold price, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £175,000 | £175,000 | 133 |
| 2025 | £180,000 | £184,304 | 364 |
| 2024 | £190,000 | £202,009 | 445 |
| 2023 | £172,000 | £188,986 | 415 |
| 2022 | £165,000 | £193,481 | 513 |
| 2021 | £145,000 | £183,589 | 436 |
| 2020 | £140,000 | £181,653 | 429 |
| 2019 | £120,000 | £157,291 | 603 |
| 2018 | £133,000 | £177,292 | 473 |
| 2017 | £115,000 | £156,848 | 429 |
| 2016 | £113,000 | £158,088 | 429 |
| 2015 | £110,000 | £155,430 | 467 |
| 2014 | £95,000 | £134,774 | 345 |
| 2013 | £89,500 | £128,782 | 279 |
| 2012 | £81,500 | £119,958 | 210 |
| 2011 | £85,000 | £128,317 | 263 |
| 2010 | £85,000 | £133,302 | 273 |
| 2009 | £90,000 | £144,676 | 235 |
| 2008 | £111,000 | £181,952 | 441 |
| 2007 | £111,400 | £188,965 | 935 |
| 2006 | £97,500 | £169,248 | 671 |
| 2005 | £87,000 | £154,825 | 713 |
| 2004 | £78,000 | £141,663 | 512 |
| 2003 | £65,000 | £119,746 | 511 |
| 2002 | £48,500 | £91,252 | 597 |
| 2001 | £38,000 | £73,053 | 505 |
| 2000 | £35,000 | £68,688 | 365 |
| 1999 | £32,500 | £64,771 | 313 |
| 1998 | £33,500 | £67,622 | 332 |
| 1997 | £32,600 | £66,856 | 346 |
| 1996 | £30,000 | £63,269 | 264 |
| 1995 | £34,000 | £73,911 | 231 |
In cash terms the typical S2 home went from £34,000 in 1995 to £175,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 137%, a genuine increase in what a home here costs. The real-terms peak came in 2024, and today's median remains roughly 13% under it: a 2024 buyer is still waiting to get that price back in today's money.
Year-on-year change in the S2 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 2003 (+34.0% on the year before); the weakest, 2009 (−18.9%). 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, 44% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £270,000 against £120,000 for a flat, 2.3 times the price.
Median by property type, S2
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 | £270,000 (2025) | – | 418 |
| Semi-detached | £197,000 | 54 | 4,527 |
| Terraced | £170,000 | 48 | 5,962 |
| Flats | £126,200 | 28 | 2,553 |
What S2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −2.8% | −5.0% |
| 5 years (since 2021) | +3.8% | −1.0% |
| 10 years (since 2016) | +4.5% | +1.0% |
| 20 years (since 2006) | +3.0% | +0.2% |
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.
The turnover behind the prices
How many homes change hands
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 287 S2 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 601 sales a year before the financial crisis and 374 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 S2
S2 falls under Sheffield, where the ONS puts the average private rent at £922 a month (May 2026 figures). A one-bed averages £683 a month here and a four-or-more-bed £1,327, so size does most of the work in setting the rent.
Average monthly rent by size, Sheffield
ONS Price Index of Private Rents, May 2026.
Set against the £175,000 median sold price, £922 a month is £11,064 a year, a gross yield of 6.3%: 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 shape of the S2 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.
Asked and answered: S2 (City Centre)
Is S2 (City Centre) a good place to buy a house?
How much did a house sell for in S2 (City Centre)?
Are property prices falling in S2 (City Centre)?
Will S2 prices rise from here?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 21% over five years in cash but down 5% 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
Everything above is what homes in S2 sold for. This is what you could actually buy today: 92 homes currently on the market from 7 agents publishing to HomesIndex, at a typical asking price 14% below the S2 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.
- Slate Street, Sheffield, S2
- Daresbury Drive, Newfield Green, Sheffield
- Guildford Rise, Sheffield, South York...
"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 S2 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: S prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the S 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 | — | £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%) | — |
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
S2 ranks 15 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.
S area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside S2, 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.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| S2 1 | £166,000 | 34 |
| S2 2 | £195,000 | 27 |
| S2 3 | £189,600 | 38 |
| S2 4 | £166,800 | 12 |
| S2 5 | £167,500 | 22 |
How S2 compares nearby
Same city, different markets. The dearest districts of the S area, and S2 itself, which ranks 32 of 45 by median price:
| District | Median | 5-year |
|---|---|---|
| S32 | £490,000 | +24% |
| S17 | £462,500 | +23% |
| S11 | £350,000 | +0% |
| S7 | £310,000 | -3% |
| S18 | £300,000 | +15% |
| S33 | £295,000 | -21% |
| S10 | £290,000 | +4% |
| S8 | £252,200 | +20% |
| S35 | £237,000 | +17% |
| S42 | £235,000 | +3% |
| S20 | £229,000 | +24% |
| S6 | £224,000 | +17% |
| S81 | £222,000 | +8% |
| S21 | £220,000 | +22% |
| S75 | £219,000 | +11% |
| S45 | £207,000 | -2% |
| S26 | £205,000 | +5% |
| S36 | £205,000 | +0% |
| S60 | £203,000 | +4% |
| S25 | £200,000 | +18% |
| S66 | £200,000 | +11% |
| S40 | £198,000 | -1% |
| S41 | £195,000 | +3% |
| S2 (this report) | £175,000 | +21% |
Selling in S2? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at S2'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 S2: the featured spot on this report is free for founding agents, one per district. Claim S2.
Dig further
The AI answers from the same Land Registry data this report is built on, already scoped to S2. Free after a one click sign in.
The live map plots every individual S2 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.