Local market reports › S area › S20 › S20 1
Beighton market report S20 1, Sheffield
The S20 1 (Beighton) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 3,053 completed sales registered with HM Land Registry in S20 1 (Sheffield) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the typical home in S20 1 (Sheffield) sold for £200,000 in 2026, the median of 28 registered sales, up 33% on five years earlier. The mean was £206,900, and by floor area homes here have averaged about £2,330 per square metre over the last five years. The figures cover 3,053 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
S20 1 is one sector of S20 (Sheffield): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where S20 1 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.
The going rate for a home in S20 1
The S20 1 median stands at £200,000 for 2026, built from 28 registered sales; the mean, the figure usually quoted as the "average house price", is £206,900, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in S20 1
Per square metre, S20 1 homes have averaged around £2,330 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, S20 1 sits 30% below the national market.
S20 1's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £200,000 | £200,000 | 28 |
| 2025 | £175,000 | £179,185 | 76 |
| 2024 | £176,000 | £187,124 | 86 |
| 2023 | £168,800 | £185,470 | 56 |
| 2022 | £162,500 | £190,550 | 72 |
| 2021 | £150,000 | £189,919 | 103 |
| 2020 | £140,000 | £181,653 | 68 |
| 2019 | £140,000 | £183,506 | 90 |
| 2018 | £130,000 | £173,292 | 111 |
| 2017 | £122,500 | £167,078 | 99 |
| 2016 | £122,800 | £171,798 | 84 |
| 2015 | £110,000 | £155,430 | 92 |
| 2014 | £115,000 | £163,148 | 104 |
| 2013 | £115,000 | £165,474 | 75 |
| 2012 | £124,000 | £182,513 | 63 |
| 2011 | £102,500 | £154,736 | 62 |
| 2010 | £100,000 | £156,826 | 51 |
| 2009 | £105,000 | £168,788 | 61 |
| 2008 | £113,800 | £186,542 | 62 |
| 2007 | £112,500 | £190,831 | 119 |
| 2006 | £113,500 | £197,021 | 134 |
| 2005 | £96,000 | £170,841 | 110 |
| 2004 | £93,000 | £168,906 | 114 |
| 2003 | £72,000 | £132,641 | 133 |
| 2002 | £68,000 | £127,941 | 149 |
| 2001 | £51,000 | £98,045 | 154 |
| 2000 | £42,500 | £83,406 | 105 |
| 1999 | £41,000 | £81,711 | 109 |
| 1998 | £42,000 | £84,780 | 90 |
| 1997 | £41,000 | £84,083 | 115 |
| 1996 | £42,500 | £89,631 | 111 |
| 1995 | £65,000 | £141,300 | 167 |
In cash terms the typical S20 1 home went from £65,000 in 1995 to £200,000 in 2026, roughly 3.1 times the price. Even after inflation that is a real rise of about 42%: homes here genuinely became dearer, not merely more expensive on paper.
Year-on-year change in the S20 1 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 (+33.3% on the year before); the weakest, 1996 (−34.6%). 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) | +14.3% | +11.6% |
| 5 years (since 2021) | +5.9% | +1.0% |
| 10 years (since 2016) | +5.0% | +1.5% |
| 20 years (since 2006) | +2.9% | +0.1% |
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.
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.
S20 1 recorded 28 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 127 sales a year before the financial crisis and 64 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.
The shape of the S20 1 market
This is a thin market: 28 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. Against the S20 district median, S20 1 sits 13% lower, marking it as a cheaper pocket of the district.
What homes rent for around S20 1
The local authority for S20 1 is Sheffield, and its ONS average private rent currently stands at £922 a month (May 2026 figures). 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.
£922 a month is £11,064 a year, which against the £200,000 median sold price makes a gross yield of 5.5%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
Asked and answered: S20 1 (Beighton)
Are property prices falling in S20 1 (Beighton)?
Is S20 1 (Beighton) a good place to buy a house?
How much did a house sell for in S20 1 (Beighton)?
Will S20 1 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 33% over five years in cash and up 5% 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.
S20's current homes for sale
The live side of the market holds 73 homes at the moment, listed by 6 agents publishing to HomesIndex.
These cover the whole S20 district, not just S20 1: live asking prices are collected per district.
37% 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.
- Woodhouse Lane, Beighton, Sheffield, S20 1DE, Sheffield
- Beckton Court, Waterthorpe, Sheffield...
- Rothbury Close, Sothall, Sheffield, S20
"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 S20 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 S: the cost
What homes of each size actually sold for across the S area, 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. Sizes with too few homes to be meaningful are left 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 districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in S20
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of S20, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| S20 2 | £250,000 | 29 |
| S20 3 | £352,500 | 3 |
| S20 4 | £250,000 | 29 |
| S20 5 | £250,000 | 28 |
| S20 6 | £280,000 | 13 |
| S20 7 | £162,800 | 14 |
| S20 8 | £180,000 | 10 |
Zoom out to the full S20 district report for the type split, monthly volumes and how S20 compares with its neighbours.
Selling in S20 1? 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 S20 1'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.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim S20 1.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about S20 1. Free, with a one click sign in.
The live map plots every individual S20 1 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.