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Bentilee market report ST2, Stoke-On-Trent
The standing ST2 (Bentilee) property market report, rebuilt from the full public record every month. Everything below comes from 10,857 sales recorded by HM Land Registry in ST2 (Stoke-On-Trent) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: a typical ST2 (Stoke-On-Trent) home changed hands for £165,000 in 2026 (median of 118 registered sales, up 14% on five years earlier), with the mean at £179,100, and by floor area homes here have averaged about £2,130 per square metre over the last five years. Source: 10,857 completed sales on the HM Land Registry record since 1995, updated with each monthly release. No valuations, no asking prices.
The postcode district ST2 covering Bentilee, Abbey Hulton, Bucknall sits in Stoke-On-Trent. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where ST2 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 sold prices: where the market stands
118 sales were registered in ST2 in 2026, and the middle one of them, the median, went for £165,000. The mean works out at £179,100, somewhat above it, as happens wherever a market carries an expensive tail.
House prices per square metre in ST2
A square metre of ST2 home has cost about £2,130 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.
Set against the £285,000 England and Wales median, ST2 sits 42% below the national market.
ST2's median sold price, 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 | £165,000 | £165,000 | 118 |
| 2025 | £165,000 | £168,946 | 362 |
| 2024 | £160,000 | £170,113 | 326 |
| 2023 | £150,000 | £164,813 | 304 |
| 2022 | £155,000 | £181,755 | 381 |
| 2021 | £144,500 | £182,956 | 448 |
| 2020 | £128,000 | £166,083 | 297 |
| 2019 | £123,000 | £161,224 | 347 |
| 2018 | £120,000 | £159,962 | 402 |
| 2017 | £115,000 | £156,848 | 403 |
| 2016 | £112,000 | £156,689 | 363 |
| 2015 | £104,000 | £146,952 | 313 |
| 2014 | £95,000 | £134,774 | 301 |
| 2013 | £90,000 | £129,501 | 282 |
| 2012 | £92,000 | £135,413 | 212 |
| 2011 | £90,000 | £135,865 | 213 |
| 2010 | £96,000 | £150,553 | 191 |
| 2009 | £86,000 | £138,246 | 194 |
| 2008 | £96,500 | £158,184 | 266 |
| 2007 | £95,000 | £161,146 | 513 |
| 2006 | £100,000 | £173,587 | 555 |
| 2005 | £88,000 | £156,605 | 424 |
| 2004 | £75,000 | £136,215 | 455 |
| 2003 | £58,000 | £106,850 | 458 |
| 2002 | £51,200 | £96,332 | 462 |
| 2001 | £43,500 | £83,627 | 359 |
| 2000 | £42,500 | £83,406 | 347 |
| 1999 | £42,200 | £84,102 | 315 |
| 1998 | £39,000 | £78,724 | 325 |
| 1997 | £36,000 | £73,829 | 327 |
| 1996 | £38,000 | £80,140 | 279 |
| 1995 | £37,000 | £80,432 | 315 |
In cash terms the typical ST2 home went from £37,000 in 1995 to £165,000 in 2026, roughly 4 times the price. Inflation explains only part of it: in today's money the rise is still about 105%, a genuine increase in what a home here costs. Measured in today's money the market peaked in 2021; the current median sits about 10% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the ST2 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 (+29.3% on the year before); the weakest, 2009 (−10.9%). 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) | 0.0% | −2.3% |
| 5 years (since 2021) | +2.7% | −2.0% |
| 10 years (since 2016) | +4.0% | +0.5% |
| 20 years (since 2006) | +2.5% | −0.3% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 57% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £242,500 against £87,200 for a flat, 2.8 times the price.
Median by property type, ST2
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 | £235,000 | 23 | 1,915 |
| Semi-detached | £165,000 | 66 | 6,210 |
| Terraced | £140,000 | 29 | 2,597 |
| Flats | £87,200 (2025) | – | 90 |
Sales activity in ST2
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The monthly pulse, last five years
Monthly registrations. The sawtooth is seasonal; the register runs weeks behind completions at the right-hand edge.
The register shows 295 ST2 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 447 sales a year before the financial crisis and 298 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 ST2 is
Among the 21 measurable districts of its area, ST2 ranks 18 by median price: towards the affordable end.
What homes rent for around ST2
The local authority for ST2 is Stoke-on-Trent, and its ONS average private rent currently stands at £709 a month (May 2026 figures). Size sets most of the rent: one-beds average £514 a month here against £1,073 for four or more bedrooms.
Average monthly rent by size, Stoke-on-Trent
ONS Price Index of Private Rents, May 2026.
Set against the £165,000 median sold price, £709 a month is £8,508 a year, a gross yield of 5.2%: 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.
Common questions on ST2 (Bentilee)
Is ST2 (Bentilee) a good place to buy a house?
How much did a house sell for in ST2 (Bentilee)?
Are property prices falling in ST2 (Bentilee)?
Where do ST2 prices go next?
That question has no honest answer, only evidence. The evidence: the median is up 14% over five years in cash but down 10% 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 ST2 right now
Everything above is what homes in ST2 sold for. Turning to what is actually available: 22 homes on the market right now, from 6 agents publishing to HomesIndex, at a typical asking price 6% below the ST2 median sold price.
Of everything listed here, 50% asks less than the sold record of comparable homes. The comparison behind each listing uses recent recorded sales of similar homes close by.
- 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" 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 ST2 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 ST
What homes of each size actually sold for across the ST 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 | — | £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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
ST2 ranks 11 of 21 in the ST 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, ST area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside ST2, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| ST2 0 | £143,500 | 22 |
| ST2 7 | £175,000 | 33 |
| ST2 8 | £170,000 | 25 |
| ST2 9 | £167,500 | 38 |
How ST2 compares nearby
Same city, different markets. The neighbouring districts of the ST area, dearest first:
| District | Median | 5-year |
|---|---|---|
| ST18 | £362,500 | +26% |
| ST21 | £350,000 | +11% |
| ST20 | £312,500 | +6% |
| ST19 | £287,500 | +8% |
| ST15 | £280,000 | +15% |
| ST9 | £265,000 | +7% |
| ST14 | £250,000 | +9% |
| ST17 | £246,200 | +15% |
| ST10 | £240,000 | +9% |
| ST12 | £230,000 | -19% |
| ST7 | £225,000 | +15% |
| ST16 | £223,800 | +16% |
| ST11 | £218,800 | -6% |
| ST8 | £214,000 | +22% |
| ST13 | £195,000 | +8% |
| ST5 | £188,000 | +21% |
| ST3 | £175,000 | +21% |
| ST2 (this report) | £165,000 | +14% |
| ST4 | £165,000 | +10% |
| ST6 | £150,000 | +20% |
| ST1 | £130,500 | +17% |
Selling a home in ST2? Price it on the evidence
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in ST2, use the average prices map for a rough value: zoom from ST2's shading down to the sold homes on your own street. The figures above are every recorded ST2 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working ST2: the featured spot on this report is free for founding agents, one per district. Claim ST2.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to ST2. Free after a one click sign in.
See every individual ST2 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.
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.