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Bentilee market report ST2 9, Stoke-On-Trent
The ST2 9 (Bentilee) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,222 HM Land Registry entries for ST2 9 (Stoke-On-Trent), 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 2026 median for ST2 9 (Stoke-On-Trent) is £167,500, from 38 registered sales, up 21% on five years earlier; the mean is £171,600, and by floor area homes here have averaged about £2,110 per square metre over the last five years. Behind the figures sit 3,222 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 9 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 9 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 ST2 9
Across 38 registered 2026 sales, the typical (median) ST2 9 home went for £167,500. The mean is £171,600, almost on top of it, so sales bunch tightly around the typical price.
Price per square metre in ST2 9
Averaged across five years of sales, floor space in ST2 9 costs about £2,110 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.
Against a national (England and Wales) median of £285,000, ST2 9 runs 41% below it.
The price of a typical ST2 9 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £167,500 | £167,500 | 38 |
| 2025 | £158,000 | £161,778 | 94 |
| 2024 | £170,000 | £180,745 | 85 |
| 2023 | £143,000 | £157,122 | 91 |
| 2022 | £156,200 | £183,162 | 104 |
| 2021 | £138,500 | £175,359 | 118 |
| 2020 | £120,000 | £155,702 | 85 |
| 2019 | £121,000 | £158,602 | 97 |
| 2018 | £112,500 | £149,965 | 121 |
| 2017 | £111,500 | £152,075 | 108 |
| 2016 | £108,000 | £151,093 | 93 |
| 2015 | £110,000 | £155,430 | 109 |
| 2014 | £90,000 | £127,681 | 95 |
| 2013 | £90,000 | £129,501 | 85 |
| 2012 | £100,000 | £147,188 | 61 |
| 2011 | £85,000 | £128,317 | 61 |
| 2010 | £100,000 | £156,826 | 67 |
| 2009 | £90,000 | £144,676 | 54 |
| 2008 | £98,000 | £160,643 | 73 |
| 2007 | £98,200 | £166,575 | 150 |
| 2006 | £98,000 | £170,115 | 131 |
| 2005 | £83,500 | £148,596 | 111 |
| 2004 | £80,000 | £145,296 | 131 |
| 2003 | £62,000 | £114,219 | 150 |
| 2002 | £49,000 | £92,193 | 151 |
| 2001 | £45,500 | £87,471 | 128 |
| 2000 | £42,500 | £83,406 | 115 |
| 1999 | £40,000 | £79,718 | 96 |
| 1998 | £38,000 | £76,706 | 107 |
| 1997 | £38,000 | £77,930 | 125 |
| 1996 | £35,200 | £74,235 | 87 |
| 1995 | £40,000 | £86,954 | 101 |
In cash terms the typical ST2 9 home went from £40,000 in 1995 to £167,500 in 2026, roughly 4 times the price. Inflation explains only part of it: in today's money the rise is still about 93%, a genuine increase in what a home here costs. The real-terms peak came in 2022, and today's median remains roughly 9% under it: a 2022 buyer is still waiting to get that price back in today's money.
Year-on-year change in the ST2 9 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 (+29.0% on the year before); the weakest, 2011 (−15.0%). 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) | +6.0% | +3.5% |
| 5 years (since 2021) | +3.9% | −0.9% |
| 10 years (since 2016) | +4.5% | +1.0% |
| 20 years (since 2006) | +2.7% | −0.1% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Transaction volumes
The year-by-year sales count
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.
Over the last twelve months of data, 38 sales completed in ST2 9. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 133 sales a year before the financial crisis and 82 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.
Reading the ST2 9 market
Only 38 sales completed here in the last twelve months of data, which makes ST2 9 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 homes rent for around ST2 9
ST2 9 falls under Stoke-on-Trent, where the ONS puts the average private rent at £709 a month (May 2026 figures). A one-bed averages £514 a month here and a four-or-more-bed £1,073, so size does most of the work in setting the rent.
Average monthly rent by size, Stoke-on-Trent
ONS Price Index of Private Rents, May 2026.
Set against the £167,500 median sold price, £709 a month is £8,508 a year, a gross yield of 5.1%: 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 people ask about ST2 9 (Bentilee)
Are property prices falling in ST2 9 (Bentilee)?
Is ST2 9 (Bentilee) a good place to buy a house?
How much did a house sell for in ST2 9 (Bentilee)?
Where do ST2 9 prices go next?
Prediction is not this page's business. Its business is the record, which says: the median is up 21% over five years in cash but down 4% 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 ST2 right now
The live side of the market holds 22 homes at the moment, listed by 6 agents publishing to HomesIndex.
These cover the whole ST2 district, not just ST2 9: live asking prices are collected per district.
50% of what is on the market here is asking below what comparable homes actually sold for. 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
"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 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.
Bedroom by bedroom: ST prices by size
The Land Registry record, split by size: what each kind of home actually sold for across the ST area. 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%) | — | — |
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. 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.
ST area districts: five years of change
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in ST2
A few minutes' walk can separate two very different markets. Here are ST2's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| ST2 0 | £143,500 | 22 |
| ST2 7 | £175,000 | 33 |
| ST2 8 | £170,000 | 25 |
Zoom out to the full ST2 district report for the type split, monthly volumes and how ST2 compares with its neighbours.
Selling in ST2 9? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in ST2 9, use the average prices map for a rough value: zoom from ST2 9's shading down to the sold homes on your own street. The figures above are every recorded ST2 9 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim ST2 9.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about ST2 9. Free, with a one click sign in.
The live map plots every individual ST2 9 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.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.