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Bentilee market report ST2 8, Stoke-On-Trent
The standing ST2 8 (Bentilee) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 1,817 completed sales registered with HM Land Registry in ST2 8 (Stoke-On-Trent) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for ST2 8 (Stoke-On-Trent) is £170,000, from 25 registered sales, up 7% on five years earlier; the mean is £188,100, and by floor area homes here have averaged about £2,070 per square metre over the last five years. Behind the figures sit 1,817 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
A postcode sector like ST2 8 is a single group of streets within ST2 (Stoke-On-Trent), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where ST2 8 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.
ST2 8 sold prices: where the market stands
Across 25 registered 2026 sales, the typical (median) ST2 8 home went for £170,000. The mean is £188,100, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in ST2 8
A square metre of ST2 8 home has cost about £2,070 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 ST2 8 40% below the national figure.
A typical ST2 8 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £170,000 | £170,000 | 25 |
| 2025 | £160,000 | £163,826 | 67 |
| 2024 | £140,000 | £148,849 | 73 |
| 2023 | £150,000 | £164,813 | 67 |
| 2022 | £160,000 | £187,618 | 89 |
| 2021 | £159,000 | £201,315 | 102 |
| 2020 | £148,000 | £192,033 | 61 |
| 2019 | £141,000 | £184,817 | 76 |
| 2018 | £127,000 | £169,293 | 96 |
| 2017 | £125,000 | £170,487 | 95 |
| 2016 | £93,000 | £130,108 | 59 |
| 2015 | £87,500 | £123,638 | 38 |
| 2014 | £80,800 | £114,629 | 55 |
| 2013 | £73,000 | £105,040 | 45 |
| 2012 | £81,200 | £119,516 | 30 |
| 2011 | £80,000 | £120,769 | 29 |
| 2010 | £86,000 | £134,870 | 26 |
| 2009 | £87,000 | £139,853 | 34 |
| 2008 | £80,000 | £131,137 | 45 |
| 2007 | £85,000 | £144,184 | 75 |
| 2006 | £73,000 | £126,719 | 74 |
| 2005 | £78,000 | £138,809 | 53 |
| 2004 | £65,000 | £118,053 | 65 |
| 2003 | £50,000 | £92,112 | 67 |
| 2002 | £42,800 | £80,528 | 62 |
| 2001 | £39,000 | £74,976 | 60 |
| 2000 | £40,800 | £80,070 | 40 |
| 1999 | £32,000 | £63,774 | 39 |
| 1998 | £32,500 | £65,604 | 43 |
| 1997 | £37,500 | £76,905 | 52 |
| 1996 | £39,500 | £83,304 | 28 |
| 1995 | £25,500 | £55,433 | 47 |
In cash terms the typical ST2 8 home went from £25,500 in 1995 to £170,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 207%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 16% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the ST2 8 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 1996 (+54.9% on the year before); the weakest, 1998 (−13.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +6.3% | +3.8% |
| 5 years (since 2021) | +1.3% | −3.3% |
| 10 years (since 2016) | +6.2% | +2.7% |
| 20 years (since 2006) | +4.3% | +1.5% |
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
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 25 sales completed in ST2 8. Turnover has held fairly steady across the cycle: about 64 sales a year recently, against 62 a year before 2008. 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 kind of market ST2 8 is
Only 25 sales completed here in the last twelve months of data, which makes ST2 8 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.
What tenants pay around ST2 8
For renting purposes ST2 8 sits in Stoke-on-Trent. The ONS average private rent there is £709 a month (May 2026). The spread runs from £514 a month for a typical one-bed to £1,073 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Stoke-on-Trent
ONS Price Index of Private Rents, May 2026.
Against the £170,000 median purchase price, a rent of £709 a month (£8,508 a year) works out at a 5.0% 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.
ST2 8 (Bentilee): the questions that come up
Are property prices falling in ST2 8 (Bentilee)?
Is ST2 8 (Bentilee) a good place to buy a house?
How much did a house sell for in ST2 8 (Bentilee)?
What happens to ST2 8 prices now?
The record answers a different question than "what happens next": the median is up 7% over five years in cash but down 16% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
ST2's current homes for sale
This is what you could actually buy today: 22 homes currently on the market from 6 agents publishing to HomesIndex.
These cover the whole ST2 district, not just ST2 8: live asking prices are collected per district.
50% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- Amelia Close, Baddeley Green, Stoke-on-Trent, ST2, Stoke-on-Trent
- Ruxley Road, Bucknall, Stoke-on-Trent, Stoke-on-Trent
- Blakelow Road, Abbey Hulton, Stoke-on-Trent, Stoke-on-Trent
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 ST2 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.
Moving up a bedroom in ST: the cost
Real sold prices by size across the ST 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 | — | £240,000 | £334,950 (+40%) | £500,000 (+49%) | £687,500 (+38%) |
| Semi-detached | £165,000 | £180,000 (+9%) | £228,000 (+27%) | £310,000 (+36%) | £402,500 (+30%) |
| Terraced | £132,000 | £126,000 (-5%) | £165,000 (+31%) | £235,000 (+42%) | £360,000 (+53%) |
| Flat | £95,000 | £125,000 (+32%) | £185,000 (+48%) | — | — |
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. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the ST area is the point: the same five years treated these districts very differently.
Five-year change in the median, ST area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in ST2
Sector boundaries hide real price steps. The rest of ST2, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| ST2 0 | £143,500 | 22 |
| ST2 7 | £175,000 | 33 |
| ST2 9 | £167,500 | 38 |
Zoom out to the full ST2 district report for the type split, monthly volumes and how ST2 compares with its neighbours.
Selling a home in ST2 8? Price it on the evidence
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in ST2 8, open the average prices map and zoom from the ST2 8 shading down to the sold homes on your own street. Every recorded ST2 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working ST2 8: the featured spot on this report is free for founding agents, one per district. Claim ST2 8.
Take it further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about ST2 8. Free, with a one click sign in.
See every individual ST2 8 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.