Local market reports › SO area › SO17 › SO17 2
Highfield market report SO17 2, Southampton
The SO17 2 (Highfield) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 4,043 sales registered with HM Land Registry in SO17 2 (Southampton) 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: 33 registered 2026 sales put the SO17 2 (Southampton) median at £250,000, up 19% on five years earlier, with a mean of £227,600, and by floor area homes here have averaged about £3,170 per square metre over the last five years. Everything rests on 4,043 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
SO17 2 is one sector of SO17 (Southampton): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where SO17 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.
What buyers actually paid in SO17 2
33 sales were registered in SO17 2 in 2026, and the middle one of them, the median, went for £250,000. The mean works out at £227,600, below it, which usually means a cluster of very cheap recorded transfers is dragging the average down.
House prices per square metre in SO17 2
By floor space, homes in SO17 2 have sold for about £3,170 per square metre on average over the last five years: the like-for-like measure that lets you compare a small flat with a large house, from the Energy Performance Certificate floor areas behind each sale.
Set against the £285,000 England and Wales median, SO17 2 sits 12% below the national market.
The price of a typical SO17 2 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 | 33 |
| 2025 | £250,000 | £255,978 | 84 |
| 2024 | £210,000 | £223,273 | 65 |
| 2023 | £205,000 | £225,245 | 75 |
| 2022 | £206,200 | £241,793 | 104 |
| 2021 | £210,000 | £265,887 | 100 |
| 2020 | £220,000 | £285,455 | 71 |
| 2019 | £210,000 | £275,260 | 131 |
| 2018 | £145,800 | £194,354 | 377 |
| 2017 | £185,000 | £252,321 | 89 |
| 2016 | £180,000 | £251,822 | 105 |
| 2015 | £162,500 | £229,613 | 92 |
| 2014 | £149,500 | £212,092 | 128 |
| 2013 | £156,000 | £224,468 | 85 |
| 2012 | £139,500 | £205,327 | 76 |
| 2011 | £160,000 | £241,538 | 65 |
| 2010 | £160,000 | £250,921 | 79 |
| 2009 | £137,500 | £221,032 | 82 |
| 2008 | £155,000 | £254,078 | 91 |
| 2007 | £164,000 | £278,190 | 132 |
| 2006 | £150,000 | £260,381 | 167 |
| 2005 | £143,500 | £255,372 | 132 |
| 2004 | £140,000 | £254,267 | 147 |
| 2003 | £131,000 | £241,334 | 169 |
| 2002 | £111,000 | £208,846 | 206 |
| 2001 | £83,500 | £160,524 | 189 |
| 2000 | £80,000 | £157,000 | 189 |
| 1999 | £60,000 | £119,577 | 190 |
| 1998 | £56,000 | £113,040 | 153 |
| 1997 | £47,500 | £97,413 | 174 |
| 1996 | £47,000 | £99,121 | 129 |
| 1995 | £43,000 | £93,475 | 134 |
In cash terms the typical SO17 2 home went from £43,000 in 1995 to £250,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 167%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2020; the current median sits about 12% below that. Someone who bought at the 2020 peak has not yet seen that price back in real terms.
Year-on-year change in the SO17 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 2019 (+44.0% on the year before); the weakest, 2018 (−21.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SO17 2 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | 0.0% | −2.3% |
| 5 years (since 2021) | +3.5% | −1.2% |
| 10 years (since 2016) | +3.3% | −0.1% |
| 20 years (since 2006) | +2.6% | −0.2% |
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.
Sales activity in SO17 2
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
SO17 2 recorded 33 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 166 sales a year before the financial crisis and 72 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.
What tenants pay around SO17 2
For renting purposes SO17 2 sits in Southampton. The ONS average private rent there is £1,250 a month (May 2026). A one-bed averages £875 a month here and a four-or-more-bed £1,882, so size does most of the work in setting the rent.
Average monthly rent by size, Southampton
ONS Price Index of Private Rents, May 2026.
Set against the £250,000 median sold price, £1,250 a month is £15,000 a year, a gross yield of 6.0%: 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.
Reading the SO17 2 market
Only 33 sales completed here in the last twelve months of data, which makes SO17 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. 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 SO17 district median, SO17 2 sits 11% higher, marking it as a dearer pocket of the district.
Asked and answered: SO17 2 (Highfield)
How much did a house sell for in SO17 2 (Highfield)?
Are property prices falling in SO17 2 (Highfield)?
Is SO17 2 (Highfield) a good place to buy a house?
What happens to SO17 2 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 19% over five years in cash but down 6% 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.
What is for sale in SO17 right now
Turning to what is actually available: 53 homes on the market right now, from 5 agents publishing to HomesIndex.
These cover the whole SO17 district, not just SO17 2: live asking prices are collected per district.
41% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Portswood Road, Southampton, Hampshir...
- Winn Road, Southampton
- Highfield Crescent, Southampton, Southampton
"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 SO17 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.
Moving up a bedroom in SO: the cost
What homes of each size actually sold for across the SO area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £369,500 | £515,000 (+39%) | £775,000 (+50%) | £1,194,217 (+54%) |
| Semi-detached | £275,000 | £316,000 (+15%) | £375,000 (+19%) | £495,000 (+32%) | £837,500 (+69%) |
| Terraced | £255,000 | £282,450 (+11%) | £320,000 (+13%) | £480,125 (+50%) | £792,000 (+65%) |
| Flat | £155,000 | £220,000 (+42%) | £387,250 (+76%) | £750,000 (+94%) | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the SO area is the point: the same five years treated these districts very differently.
Winners and losers across the SO area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in SO17
Sector boundaries hide real price steps. The rest of SO17, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| SO17 1 | £207,500 | 32 |
| SO17 3 | £291,500 | 6 |
Zoom out to the full SO17 district report for the type split, monthly volumes and how SO17 compares with its neighbours.
Before you sell in SO17 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SO17 2, open the average prices map and zoom from the SO17 2 shading down to the sold homes on your own street. Every recorded SO17 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim SO17 2.
Keep digging
Behind the answers sits the same Land Registry record as this page, with SO17 2 already set as the subject. Free, one click sign in.
See every individual SO17 2 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale 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.