Local market reports › S area › S20
Beighton market report S20, Sheffield
The standing S20 (Beighton) property market report, rebuilt from the full public record every month. Underneath every chart here sit 16,843 registered sales in S20 (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: the middle 2026 sale in S20 (Sheffield) came in at £229,000, out of 154 registered, up 24% on five years earlier, and the mean stands at £240,700, and by floor area homes here have averaged about £2,730 per square metre over the last five years. The record behind it is 16,843 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
S20 is the postcode district covering Beighton, Crystal Peaks, Halfway in Sheffield. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where S20 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 homes really sell for
The 2026 median for S20 is £229,000, taken from 154 registered sales. The mean, which is what most sites call the "average house price", is £240,700, modestly above it, the usual shape of a market with an expensive tail.
House prices per square metre in S20
Averaged across five years of sales, floor space in S20 costs about £2,730 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
Set against the £285,000 England and Wales median, S20 sits 20% below the national market.
The price of a typical S20 home, 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 | £229,000 | £229,000 | 154 |
| 2025 | £210,000 | £215,022 | 407 |
| 2024 | £207,800 | £220,934 | 416 |
| 2023 | £212,000 | £232,936 | 342 |
| 2022 | £210,000 | £246,249 | 414 |
| 2021 | £185,000 | £234,234 | 548 |
| 2020 | £175,000 | £227,066 | 393 |
| 2019 | £185,000 | £242,491 | 522 |
| 2018 | £162,000 | £215,949 | 517 |
| 2017 | £151,000 | £205,949 | 485 |
| 2016 | £143,000 | £200,058 | 433 |
| 2015 | £137,500 | £194,288 | 447 |
| 2014 | £130,000 | £184,428 | 463 |
| 2013 | £131,000 | £188,496 | 341 |
| 2012 | £140,000 | £206,063 | 362 |
| 2011 | £122,000 | £184,173 | 302 |
| 2010 | £120,000 | £188,191 | 317 |
| 2009 | £125,000 | £200,939 | 281 |
| 2008 | £126,500 | £207,360 | 409 |
| 2007 | £130,000 | £220,516 | 653 |
| 2006 | £125,000 | £216,984 | 744 |
| 2005 | £115,000 | £204,654 | 711 |
| 2004 | £105,200 | £191,064 | 664 |
| 2003 | £85,000 | £156,591 | 711 |
| 2002 | £73,500 | £138,290 | 905 |
| 2001 | £64,500 | £123,998 | 803 |
| 2000 | £57,000 | £111,863 | 776 |
| 1999 | £51,200 | £102,039 | 706 |
| 1998 | £51,000 | £102,947 | 650 |
| 1997 | £47,500 | £97,413 | 675 |
| 1996 | £46,400 | £97,856 | 640 |
| 1995 | £47,300 | £102,823 | 652 |
In cash terms the typical S20 home went from £47,300 in 1995 to £229,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 123%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 7% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the S20 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 2004 (+23.8% on the year before); the weakest, 2013 (−6.4%). 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) | +9.0% | +6.5% |
| 5 years (since 2021) | +4.4% | −0.5% |
| 10 years (since 2016) | +4.8% | +1.4% |
| 20 years (since 2006) | +3.1% | +0.3% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 37% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £300,000 against £127,800 for a flat, 2.3 times the price.
Median by property type, S20
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 | £300,000 | 51 | 6,254 |
| Semi-detached | £198,500 | 59 | 5,724 |
| Terraced | £160,000 | 42 | 4,040 |
| Flats | £127,800 (2025) | – | 823 |
The turnover behind the prices
How many homes change hands
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.
The monthly pulse, last five years
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
S20 recorded 324 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 746 sales a year before the financial crisis and 347 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.
Rents around S20
S20 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 £229,000 median sold price, £922 a month is £11,064 a year, a gross yield of 4.8%: 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.
What kind of market S20 is
S20 sits 11 of 45 in its area's price order, well inside the expensive end.
What people ask about S20 (Beighton)
How much did a house sell for in S20 (Beighton)?
Are property prices falling in S20 (Beighton)?
Is S20 (Beighton) a good place to buy a house?
What happens to S20 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is up 24% over five years in cash and flat after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What is for sale in S20 right now
Everything above is what homes in S20 sold for. This is what you could actually buy today: 73 homes currently on the market from 6 agents publishing to HomesIndex, at a typical asking price 8% below the S20 median sold price.
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" 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.
What another bedroom costs 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%) | — |
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
S20 ranks 8 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.
Five-year change in the median, S area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside S20, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| 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 6 | £280,000 | 13 |
| S20 7 | £162,800 | 14 |
| S20 8 | £180,000 | 10 |
How S20 compares nearby
Same city, different markets. The neighbouring districts of the S area, dearest first:
| 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 (this report) | £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% |
| S12 | £193,000 | +24% |
Before you sell in S20: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in S20, use the average prices map for a rough value: zoom from S20's shading down to the sold homes on your own street. The figures above are every recorded S20 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working S20: the featured spot on this report is free for founding agents, one per district. Claim S20.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to S20. Free after a one click sign in.
Two maps carry on from here: every S20 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.
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.