Local market reports › S area › S20 › S20 5
Beighton market report S20 5, Sheffield
The standing S20 5 (Beighton) property market report, rebuilt from the full public record every month. Every figure on this page comes from the public record: 3,078 sales registered with HM Land Registry in S20 5 (Sheffield) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here 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: 28 registered 2026 sales put the S20 5 (Sheffield) median at £250,000, up 1% on five years earlier, with a mean of £278,600, and by floor area homes here have averaged about £2,800 per square metre over the last five years. Everything rests on 3,078 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
S20 5 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 5 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 S20 5 homes really sell for
The S20 5 median stands at £250,000 for 2026, built from 28 registered sales; the mean, the figure usually quoted as the "average house price", is £278,600, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in S20 5
The last five years of sales put S20 5 at roughly £2,800 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Against a national (England and Wales) median of £285,000, S20 5 runs 12% below it.
The price of a typical S20 5 home, 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 | £250,000 | £250,000 | 28 |
| 2025 | £240,000 | £245,739 | 85 |
| 2024 | £240,000 | £255,169 | 60 |
| 2023 | £220,000 | £241,726 | 67 |
| 2022 | £226,000 | £265,011 | 74 |
| 2021 | £247,500 | £313,367 | 98 |
| 2020 | £190,000 | £246,529 | 75 |
| 2019 | £203,800 | £267,133 | 120 |
| 2018 | £223,000 | £297,263 | 137 |
| 2017 | £212,000 | £289,147 | 103 |
| 2016 | £160,500 | £224,541 | 80 |
| 2015 | £163,800 | £231,449 | 80 |
| 2014 | £158,000 | £224,151 | 76 |
| 2013 | £148,000 | £212,957 | 59 |
| 2012 | £165,200 | £243,154 | 64 |
| 2011 | £149,000 | £224,933 | 63 |
| 2010 | £148,000 | £232,102 | 65 |
| 2009 | £150,000 | £241,126 | 38 |
| 2008 | £148,000 | £242,603 | 68 |
| 2007 | £160,000 | £271,405 | 125 |
| 2006 | £155,000 | £269,060 | 134 |
| 2005 | £130,000 | £231,348 | 155 |
| 2004 | £137,400 | £249,545 | 124 |
| 2003 | £126,000 | £232,123 | 109 |
| 2002 | £110,000 | £206,964 | 148 |
| 2001 | £90,500 | £173,982 | 124 |
| 2000 | £80,000 | £157,000 | 136 |
| 1999 | £75,000 | £149,471 | 168 |
| 1998 | £75,800 | £153,008 | 146 |
| 1997 | £60,000 | £123,048 | 118 |
| 1996 | £58,700 | £123,796 | 76 |
| 1995 | £58,000 | £126,083 | 75 |
In cash terms the typical S20 5 home went from £58,000 in 1995 to £250,000 in 2026, roughly 4 times the price. Inflation explains only part of it: in today's money the rise is still about 98%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2021; the current median sits about 20% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the S20 5 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 2017 (+32.1% on the year before); the weakest, 2013 (−10.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What S20 5 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +4.2% | +1.7% |
| 5 years (since 2021) | +0.2% | −4.4% |
| 10 years (since 2016) | +4.5% | +1.1% |
| 20 years (since 2006) | +2.4% | −0.4% |
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 5
How many homes change hands
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, 28 sales completed in S20 5. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 132 sales a year before the financial crisis and 63 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.
Reading the S20 5 market
Only 28 sales completed here in the last twelve months of data, which makes S20 5 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within S20, this sector trades 9% above the district median: one of the dearer corners of its district.
The rental side of S20 5
S20 5 falls under Sheffield, where the ONS puts the average private rent 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 £250,000 median sold price makes a gross yield of 4.4%. 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.
What people ask about S20 5 (Beighton)
Is S20 5 (Beighton) a good place to buy a house?
How much did a house sell for in S20 5 (Beighton)?
Are property prices falling in S20 5 (Beighton)?
Are S20 5 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 20% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What you could buy in S20 now
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 5: live asking prices are collected per district.
37% of what is on the market here is asking below what comparable homes actually sold for. 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" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
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.
The price of an extra bedroom in S
The Land Registry record, split by size: what each kind of home actually sold for across the S area. 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%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. 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 biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in S20
A few minutes' walk can separate two very different markets. Here are S20's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| S20 1 | £200,000 | 28 |
| S20 2 | £250,000 | 29 |
| S20 3 | £352,500 | 3 |
| S20 4 | £250,000 | 29 |
| 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.
Thinking of selling in S20 5? Get a rough value first
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in S20 5, use the average prices map for a rough value: zoom from S20 5's shading down to the sold homes on your own street. The figures above are every recorded S20 5 sale; agents price with this same Land Registry record, and now you have it too.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim S20 5.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about S20 5. Free, with a one click sign in.
Two maps carry on from here: every S20 5 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.