Local market reports › S area › S20 › S20 6
Beighton market report S20 6, Sheffield
The S20 6 (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: 1,686 completed sales registered with HM Land Registry in S20 6 (Sheffield) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical S20 6 (Sheffield) home changed hands for £280,000 in 2026 (median of 13 registered sales, up 23% on five years earlier), with the mean at £286,700, and by floor area homes here have averaged about £3,180 per square metre over the last five years. Source: 1,686 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
A postcode sector like S20 6 is a single group of streets within S20 (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 S20 6 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 buyers actually paid in S20 6
The S20 6 median stands at £280,000 for 2026, built from 13 registered sales; the mean, the figure usually quoted as the "average house price", is £286,700, practically level with it: prices here bunch tightly around the middle.
House prices per square metre in S20 6
Measured by floor area, the last five years of S20 6 sales average about £3,180 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.
Set against the £285,000 England and Wales median, S20 6 sits 2% below the national market.
The price of a typical S20 6 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 | £280,000 | £280,000 | 13 |
| 2025 | £249,000 | £254,954 | 36 |
| 2024 | £266,500 | £283,344 | 60 |
| 2023 | £300,000 | £329,627 | 59 |
| 2022 | £248,500 | £291,395 | 39 |
| 2021 | £228,500 | £289,310 | 42 |
| 2020 | £185,000 | £240,041 | 31 |
| 2019 | £222,600 | £291,775 | 42 |
| 2018 | £190,000 | £253,274 | 33 |
| 2017 | £192,500 | £262,551 | 34 |
| 2016 | £150,000 | £209,851 | 35 |
| 2015 | £146,000 | £206,298 | 48 |
| 2014 | £139,500 | £197,905 | 44 |
| 2013 | £139,000 | £200,007 | 33 |
| 2012 | £180,000 | £264,938 | 42 |
| 2011 | £140,000 | £211,346 | 24 |
| 2010 | £157,000 | £246,216 | 30 |
| 2009 | £138,000 | £221,836 | 33 |
| 2008 | £140,000 | £229,490 | 43 |
| 2007 | £169,100 | £286,841 | 56 |
| 2006 | £159,000 | £276,004 | 59 |
| 2005 | £132,000 | £234,907 | 51 |
| 2004 | £129,200 | £234,652 | 74 |
| 2003 | £122,000 | £224,754 | 60 |
| 2002 | £93,500 | £175,919 | 104 |
| 2001 | £95,500 | £183,594 | 132 |
| 2000 | £84,500 | £165,831 | 122 |
| 1999 | £57,800 | £115,192 | 60 |
| 1998 | £56,000 | £113,040 | 82 |
| 1997 | £49,000 | £100,489 | 60 |
| 1996 | £50,500 | £106,502 | 66 |
| 1995 | £50,000 | £108,692 | 39 |
In cash terms the typical S20 6 home went from £50,000 in 1995 to £280,000 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 158%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2023. The market now sits about 15% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the S20 6 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 2000 (+46.2% on the year before); the weakest, 2013 (−22.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +12.4% | +9.8% |
| 5 years (since 2021) | +4.1% | −0.7% |
| 10 years (since 2016) | +6.4% | +2.9% |
| 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
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 register shows 13 S20 6 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 82 sales a year before the financial crisis and 41 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.
How S20 6 trades
This is a thin market: 13 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 S20 district median, S20 6 sits 22% higher, marking it as a dearer pocket of the district.
The rental side of S20 6
S20 6 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.
Set against the £280,000 median sold price, £922 a month is £11,064 a year, a gross yield of 4.0%: 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.
Common questions on S20 6 (Beighton)
Is S20 6 (Beighton) a good place to buy a house?
How much did a house sell for in S20 6 (Beighton)?
Are property prices falling in S20 6 (Beighton)?
Will S20 6 prices rise from here?
The record answers a different question than "what happens next": the median is up 23% over five years in cash but down 3% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
What you could buy in S20 now
Turning to what is actually available: 73 homes on the market right now, from 6 agents publishing to HomesIndex.
These cover the whole S20 district, not just S20 6: 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
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 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
Real sold prices by size across the S area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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 districts that gained and lost most in cash terms, each row linking through to its own 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 5 | £250,000 | 28 |
| 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 a home in S20 6? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in S20 6, use the average prices map for a rough value: zoom from S20 6's shading down to the sold homes on your own street. The figures above are every recorded S20 6 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working S20 6: the featured spot on this report is free for founding agents, one per district. Claim S20 6.
Keep digging
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about S20 6. Free, with a one click sign in.
The live map plots every individual S20 6 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.