Local market reports › S area › S20 › S20 2
Beighton market report S20 2, Sheffield
The standing S20 2 (Beighton) property market report, rebuilt from the full public record every month. Underneath every chart here sit 2,488 registered sales in S20 2 (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 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical S20 2 (Sheffield) home changed hands for £250,000 in 2026 (median of 29 registered sales, up 25% on five years earlier), with the mean at £242,100, and by floor area homes here have averaged about £3,140 per square metre over the last five years. Source: 2,488 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
S20 2 is a postcode sector: one group of streets inside S20 (Sheffield). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where S20 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.
Today's S20 2 prices, from the sold record
29 sales were registered in S20 2 in 2026, and the middle one of them, the median, went for £250,000. The mean works out at £242,100, nearly identical to it, meaning sales cluster closely around the typical figure.
S20 2 prices by floor area
Measured by floor area, the last five years of S20 2 sales average about £3,140 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
The national median for England and Wales is £285,000, which puts S20 2 12% below the country at large.
S20 2'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 | £250,000 | £250,000 | 29 |
| 2025 | £226,200 | £231,609 | 56 |
| 2024 | £245,000 | £260,485 | 46 |
| 2023 | £215,000 | £236,233 | 41 |
| 2022 | £216,000 | £253,285 | 50 |
| 2021 | £200,000 | £253,226 | 68 |
| 2020 | £191,000 | £247,826 | 46 |
| 2019 | £180,000 | £235,937 | 65 |
| 2018 | £167,500 | £223,281 | 64 |
| 2017 | £175,000 | £238,682 | 53 |
| 2016 | £165,000 | £230,837 | 55 |
| 2015 | £160,000 | £226,080 | 63 |
| 2014 | £155,500 | £220,604 | 64 |
| 2013 | £148,000 | £212,957 | 55 |
| 2012 | £139,100 | £204,738 | 60 |
| 2011 | £126,500 | £190,966 | 39 |
| 2010 | £133,500 | £209,362 | 28 |
| 2009 | £142,500 | £229,070 | 37 |
| 2008 | £161,200 | £264,241 | 58 |
| 2007 | £151,000 | £256,138 | 104 |
| 2006 | £126,500 | £219,588 | 83 |
| 2005 | £130,000 | £231,348 | 81 |
| 2004 | £105,000 | £190,701 | 99 |
| 2003 | £91,500 | £168,565 | 121 |
| 2002 | £78,000 | £146,756 | 153 |
| 2001 | £72,000 | £138,416 | 117 |
| 2000 | £61,000 | £119,713 | 132 |
| 1999 | £52,600 | £104,829 | 123 |
| 1998 | £51,000 | £102,947 | 118 |
| 1997 | £50,000 | £102,540 | 124 |
| 1996 | £51,000 | £107,557 | 135 |
| 1995 | £48,000 | £104,345 | 121 |
In cash terms the typical S20 2 home went from £48,000 in 1995 to £250,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 140%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2008. The market now sits about 5% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the S20 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 2005 (+23.8% on the year before); the weakest, 2009 (−11.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +10.5% | +7.9% |
| 5 years (since 2021) | +4.6% | −0.3% |
| 10 years (since 2016) | +4.2% | +0.8% |
| 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.
Sales activity in S20 2
The year-by-year sales count
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, 29 sales completed in S20 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 111 sales a year before the financial crisis and 44 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The shape of the S20 2 market
Only 29 sales completed here in the last twelve months of data, which makes S20 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the S20 district median, S20 2 sits 9% higher, marking it as a dearer pocket of the district.
What homes rent for around S20 2
For renting purposes S20 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 £250,000 median purchase price, a rent of £922 a month (£11,064 a year) works out at a 4.4% 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.
Common questions on S20 2 (Beighton)
Are property prices falling in S20 2 (Beighton)?
Is S20 2 (Beighton) a good place to buy a house?
How much did a house sell for in S20 2 (Beighton)?
Where do S20 2 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 25% 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.
S20's current homes for sale
This is what you could actually buy today: 73 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole S20 district, not just S20 2: live asking prices are collected per district.
37% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- 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 →
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.
What another bedroom costs in S
Real sold prices by size across the S area, straight from the Land Registry record. 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 | — | £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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the S area is the point: the same five years treated these districts very differently.
S area districts: five years of change
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 1 | £200,000 | 28 |
| 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.
Before you sell in S20 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in S20 2, open the average prices map and zoom from the S20 2 shading down to the sold homes on your own street. Every recorded S20 2 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 S20 2.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about S20 2. Free, with a one click sign in.
Two maps carry on from here: every S20 2 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.