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Highfield market report SO17, Southampton
The SO17 (Highfield) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 10,242 HM Land Registry entries for SO17 (Southampton), 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 data to August 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh. Page updated 19 October 2026.
In short: 85 registered 2026 sales put the SO17 (Southampton) median at £222,000, down 2% on five years earlier, with a mean of £265,500, and by floor area homes here have averaged about £3,340 per square metre over the last five years. Everything rests on 10,242 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
SO17 is a postcode district covering Highfield, Portswood, St Denys in Southampton. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where SO17 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 SO17 homes really sell for
Take the 85 registered 2026 sales in SO17 and the middle price, the median, is £222,000. The mean lands at £265,500, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
House prices per square metre in SO17
A square metre of SO17 home has cost about £3,340 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
England and Wales as a whole trade at a £285,000 median, leaving SO17 22% below the national figure.
A typical SO17 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 | £222,000 | £222,000 | 85 |
| 2025 | £255,200 | £261,303 | 226 |
| 2024 | £245,000 | £260,485 | 152 |
| 2023 | £235,000 | £258,208 | 192 |
| 2022 | £230,000 | £269,701 | 238 |
| 2021 | £227,200 | £287,665 | 246 |
| 2020 | £220,000 | £285,455 | 179 |
| 2019 | £215,000 | £281,814 | 249 |
| 2018 | £150,000 | £199,953 | 527 |
| 2017 | £200,000 | £272,780 | 247 |
| 2016 | £195,000 | £272,807 | 274 |
| 2015 | £185,000 | £261,405 | 255 |
| 2014 | £167,000 | £236,919 | 332 |
| 2013 | £161,000 | £231,663 | 223 |
| 2012 | £167,500 | £246,539 | 205 |
| 2011 | £182,500 | £275,505 | 201 |
| 2010 | £177,200 | £277,895 | 227 |
| 2009 | £153,000 | £245,949 | 245 |
| 2008 | £175,000 | £286,862 | 267 |
| 2007 | £175,000 | £296,849 | 394 |
| 2006 | £162,700 | £282,426 | 490 |
| 2005 | £160,000 | £284,736 | 340 |
| 2004 | £164,000 | £297,856 | 397 |
| 2003 | £145,500 | £268,046 | 443 |
| 2002 | £125,000 | £235,186 | 522 |
| 2001 | £95,200 | £183,017 | 512 |
| 2000 | £89,000 | £174,663 | 428 |
| 1999 | £67,000 | £133,528 | 508 |
| 1998 | £60,000 | £121,114 | 418 |
| 1997 | £55,000 | £112,794 | 459 |
| 1996 | £51,500 | £108,611 | 408 |
| 1995 | £48,500 | £105,432 | 353 |
In cash terms the typical SO17 home went from £48,500 in 1995 to £222,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 111%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2004. The market now sits about 25% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the SO17 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 (+43.3% on the year before); the weakest, 2018 (−25.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What SO17 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 year (since 2025) | −13.0% | −15.0% |
| 5 years (since 2021) | −0.5% | −5.1% |
| 6 years (since 2020) | +0.2% | −4.1% |
| 10 years (since 2016) | +1.3% | −2.0% |
| 20 years (since 2006) | +1.6% | −1.2% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of flats dominate the record here, 49% of the typed total. A detached home currently trades at £868,500 against £176,200 for a flat, 4.9 times the price.
Median by property type, SO17
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 | £868,500 | 6 | 935 |
| Semi-detached | £280,000 | 19 | 2,590 |
| Terraced | £276,500 | 14 | 1,664 |
| Flats | £176,200 | 46 | 5,053 |
The turnover behind the prices
The year-by-year sales count
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 last five years, month by month
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
Over the last twelve months of data, 165 sales completed in SO17. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 441 sales a year before the financial crisis and 179 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
What kind of market SO17 is
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. Among the 23 measurable districts of its area, SO17 ranks 22 by median price: towards the affordable end.
What tenants pay around SO17
For renting purposes SO17 sits in Southampton. The ONS average private rent there is £1,250 a month (May 2026). Size sets most of the rent: one-beds average £875 a month here against £1,882 for four or more bedrooms.
Average monthly rent by size, Southampton
ONS Price Index of Private Rents, May 2026.
£1,250 a month is £15,000 a year, which against the £222,000 median sold price makes a gross yield of 6.8%. 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.
Common questions on SO17 (Highfield)
Is SO17 (Highfield) a good place to buy a house?
How much did a house sell for in SO17 (Highfield)?
Are property prices falling in SO17 (Highfield)?
What happens to SO17 prices now?
Prediction is not this page's business. Its business is the record, which says: the median is roughly flat over five years in cash but down 23% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in SO17 now
Everything above is what homes in SO17 sold for. The live side of the market holds 17 homes at the moment, listed by 3 agents publishing to HomesIndex, at a typical asking price 28% below the SO17 median sold price.
At the pace of the last twelve months' registered sales (165 in SO17), the 17 homes listed here amount to about 5 weeks of supply. Not every agent publishes to HomesIndex, so the true figure is higher. That is a thin shelf: buyers here are choosing from little, and a well priced home is unlikely to wait long.
44% 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.
- Grosvenor Road, Southampton, Southampton
- Arnold Road, Southampton, SO17, Southampton
- Highfield Lane, Southampton
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 SO17 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Month by month: when SO17 sells
March is when SO17 changes hands most (10.9% of the 1,054 sales dated 2021 to 2025); April is the quiet end at 5.7%. The gap between the two is wide enough to plan around: completion follows the agreed sale by weeks, so the busiest month for completions points to deals done earlier, and a seller wanting several bidders should list ahead of it.
Sales by month, 2021 to 2025
| Month | Sales | Share |
|---|---|---|
| January | 77 | 7.3% |
| February | 73 | 6.9% |
| March | 115 | 10.9% |
| April | 60 | 5.7% |
| May | 75 | 7.1% |
| June | 104 | 9.9% |
| July | 83 | 7.9% |
| August | 92 | 8.7% |
| September | 114 | 10.8% |
| October | 82 | 7.8% |
| November | 83 | 7.9% |
| December | 96 | 9.1% |
What another bedroom costs in SO
Real sold prices by size across the SO 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 | £305,000 | £370,000 (+21%) | £445,000 (+20%) | £580,000 (+30%) | £800,000 (+38%) |
| Semi-detached | £265,500 | £310,000 (+17%) | £349,000 (+13%) | £420,500 (+20%) | £540,000 (+28%) |
| Terraced | £215,000 | £270,000 (+26%) | £296,000 (+10%) | £405,000 (+37%) | £627,500 (+55%) |
| Flat | £145,500 | £200,000 (+37%) | £280,000 (+40%) | £400,000 (+43%) | £635,000 (+59%) |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
SO17 ranks 20 of 23 in the SO 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, SO area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside SO17, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
How SO17 compares nearby
Same city, different markets. The neighbouring districts of the SO area, dearest first:
| District | Median | 5-year |
|---|---|---|
| SO42 | £835,000 | +18% |
| SO20 | £585,000 | -9% |
| SO22 | £551,200 | -2% |
| SO24 | £550,000 | +12% |
| SO21 | £523,000 | +0% |
| SO41 | £500,000 | +5% |
| SO43 | £462,500 | -1% |
| SO32 | £457,500 | -1% |
| SO23 | £445,400 | -9% |
| SO51 | £415,000 | +1% |
| SO53 | £390,000 | +2% |
| SO31 | £360,000 | +1% |
| SO52 | £360,000 | +12% |
| SO30 | £349,000 | +9% |
| SO40 | £335,000 | +8% |
| SO50 | £326,200 | +7% |
| SO45 | £307,500 | -1% |
| SO18 | £284,500 | +14% |
| SO16 | £280,000 | +12% |
| SO19 | £270,000 | +13% |
| SO15 | £256,200 | +11% |
| SO17 (this report) | £222,000 | -2% |
| SO14 | £202,500 | -1% |
Thinking of selling in SO17? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in SO17, open the average prices map and zoom from the SO17 shading down to the sold homes on your own street. Every recorded SO17 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about SO17. Free, with a one click sign in.
The live map plots every individual SO17 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.
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.