Local market reports › S area › S70 › S70 3
Town Centre market report S70 3, Barnsley
The S70 3 (Town Centre) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,279 HM Land Registry entries for S70 3 (Barnsley), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in S70 3 (Barnsley) came in at £167,500, out of 28 registered, up 43% on five years earlier, and the mean stands at £181,300, and by floor area homes here have averaged about £1,880 per square metre over the last five years. The record behind it is 3,279 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
S70 3 is a postcode sector: one group of streets inside S70 (Barnsley). 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 S70 3 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 S70 3 prices, from the sold record
The 2026 median for S70 3 is £167,500, taken from 28 registered sales. The mean, which is what most sites call the "average house price", is £181,300, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in S70 3
Measured by floor area, the last five years of S70 3 sales average about £1,880 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.
For scale: the England and Wales median is £285,000, so S70 3 trades 41% below the country as a whole.
A typical S70 3 home, priced year by year (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 | £167,500 | £167,500 | 28 |
| 2025 | £170,000 | £174,065 | 109 |
| 2024 | £160,000 | £170,113 | 112 |
| 2023 | £124,200 | £136,465 | 90 |
| 2022 | £135,000 | £158,303 | 112 |
| 2021 | £117,000 | £148,137 | 119 |
| 2020 | £118,000 | £153,107 | 73 |
| 2019 | £109,000 | £142,873 | 93 |
| 2018 | £105,000 | £139,967 | 110 |
| 2017 | £112,500 | £153,439 | 123 |
| 2016 | £90,000 | £125,911 | 73 |
| 2015 | £90,500 | £127,877 | 73 |
| 2014 | £85,000 | £120,587 | 71 |
| 2013 | £85,700 | £123,314 | 94 |
| 2012 | £85,000 | £125,109 | 95 |
| 2011 | £86,000 | £129,827 | 109 |
| 2010 | £92,500 | £145,064 | 98 |
| 2009 | £107,000 | £172,003 | 113 |
| 2008 | £102,100 | £167,363 | 165 |
| 2007 | £110,000 | £186,591 | 252 |
| 2006 | £110,000 | £190,946 | 232 |
| 2005 | £113,000 | £201,094 | 224 |
| 2004 | £91,000 | £165,274 | 149 |
| 2003 | £57,000 | £105,008 | 112 |
| 2002 | £33,000 | £62,089 | 78 |
| 2001 | £32,000 | £61,518 | 63 |
| 2000 | £31,500 | £61,819 | 58 |
| 1999 | £46,000 | £91,676 | 80 |
| 1998 | £30,000 | £60,557 | 40 |
| 1997 | £34,200 | £70,137 | 48 |
| 1996 | £33,800 | £71,283 | 44 |
| 1995 | £27,500 | £59,781 | 39 |
In cash terms the typical S70 3 home went from £27,500 in 1995 to £167,500 in 2026, roughly 6 times the price. Adjusted for inflation it still comes to a real rise of roughly 180%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2005, and today's median remains roughly 17% under it: a 2005 buyer is still waiting to get that price back in today's money.
Year-on-year change in the S70 3 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 2003 (+72.7% on the year before); the weakest, 2000 (−31.5%). 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) | −1.5% | −3.8% |
| 5 years (since 2021) | +7.4% | +2.5% |
| 10 years (since 2016) | +6.4% | +2.9% |
| 20 years (since 2006) | +2.1% | −0.7% |
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.
The turnover behind the prices
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.
S70 3 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 146 sales a year before the financial crisis and 90 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.
What homes rent for around S70 3
S70 3 falls under Barnsley, where the ONS puts the average private rent at £678 a month (May 2026 figures). Size sets most of the rent: one-beds average £494 a month here against £1,061 for four or more bedrooms.
Average monthly rent by size, Barnsley
ONS Price Index of Private Rents, May 2026.
Against the £167,500 median purchase price, a rent of £678 a month (£8,136 a year) works out at a 4.9% 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.
The shape of the S70 3 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. 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 S70 district median, S70 3 sits 15% higher, marking it as a dearer pocket of the district.
What people ask about S70 3 (Town Centre)
Are property prices falling in S70 3 (Town Centre)?
Is S70 3 (Town Centre) a good place to buy a house?
How much did a house sell for in S70 3 (Town Centre)?
Will S70 3 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is up 43% over five years in cash and up 13% 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.
On the market in S70 today
Turning to what is actually available: 134 homes on the market right now, from 9 agents publishing to HomesIndex.
These cover the whole S70 district, not just S70 3: live asking prices are collected per district.
31% 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.
- Farm Road, Barnsley, South Yorkshire, Barnsley
- Bellmer Croft, Birdwell, Barnsley
- Bank End Avenue, Worsbrough, Barnsley, Barnsley
"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 S70 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. 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%) | — |
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. 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.
Five-year change in the median, S area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in S70
Sector boundaries hide real price steps. The rest of S70, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| S70 1 | £112,800 | 30 |
| S70 2 | £95,000 | 7 |
| S70 4 | £145,000 | 31 |
| S70 5 | £174,000 | 35 |
| S70 6 | £150,000 | 48 |
Zoom out to the full S70 district report for the type split, monthly volumes and how S70 compares with its neighbours.
Selling in S70 3? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in S70 3, open the average prices map and zoom from the S70 3 shading down to the sold homes on your own street. Every recorded S70 3 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 S70 3.
Go deeper
Behind the answers sits the same Land Registry record as this page, with S70 3 already set as the subject. Free, one click sign in.
The live map plots every individual S70 3 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.