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St Hilda's market report TS2, Middlesbrough
The standing TS2 (St Hilda's) property market report, rebuilt from the full public record every month. Everything below comes from 427 sales recorded by HM Land Registry in TS2 (Middlesbrough) 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 November 2025; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in TS2 (Middlesbrough) sold for £40,000 in 2025, the median of 9 registered sales, up 33% on five years earlier. The mean was £57,500, and by floor area homes here have averaged about £750 per square metre over the last five years. The figures cover 427 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
TS2 is a postcode district covering St Hilda's, Port Clarence in Middlesbrough. 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 TS2 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 TS2 homes really sell for
9 sales were registered in TS2 in 2025, and the middle one of them, the median, went for £40,000. The mean works out at £57,500, 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 TS2
Measured by floor area, the last five years of TS2 sales average about £750 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
The national median for England and Wales is £285,000, which puts TS2 86% below the country at large.
A typical TS2 home, priced year by year (1995 to 2025)
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 |
|---|---|---|---|
| 2025 | £40,000 | £40,957 | 9 |
| 2024 | £45,500 | £48,376 | 7 |
| 2023 | £53,000 | £58,234 | 3 |
| 2022 | £41,800 | £49,015 | 5 |
| 2021 | £52,000 | £65,839 | 2 |
| 2020 | £30,000 | £38,926 | 1 |
| 2019 | £34,000 | £44,566 | 1 |
| 2018 | £33,000 | £43,990 | 3 |
| 2017 | £33,000 | £45,009 | 1 |
| 2016 | £31,500 | £44,069 | 6 |
| 2015 | £28,000 | £39,564 | 23 |
| 2014 | £48,000 | £68,096 | 9 |
| 2013 | £50,000 | £71,945 | 15 |
| 2012 | £112,000 | £164,850 | 13 |
| 2011 | £19,500 | £29,438 | 5 |
| 2010 | £59,000 | £92,527 | 4 |
| 2009 | £31,200 | £50,154 | 6 |
| 2008 | £50,000 | £81,961 | 9 |
| 2007 | £49,500 | £83,966 | 41 |
| 2006 | £42,500 | £73,775 | 46 |
| 2005 | £27,800 | £49,473 | 40 |
| 2004 | £30,000 | £54,486 | 50 |
| 2003 | £13,000 | £23,949 | 30 |
| 2002 | £14,100 | £26,529 | 29 |
| 2001 | £11,000 | £21,147 | 9 |
| 2000 | £16,000 | £31,400 | 6 |
| 1999 | £15,000 | £29,894 | 16 |
| 1998 | £13,000 | £26,241 | 11 |
| 1997 | £12,000 | £24,610 | 11 |
| 1996 | £15,800 | £33,321 | 8 |
| 1995 | £16,200 | £35,216 | 8 |
In cash terms the typical TS2 home went from £16,200 in 1995 to £40,000 in 2025, roughly 2.5 times the price. In today's money, though, the move is modest, around 14%. The cash growth mostly records inflation, with homes themselves changing little in real value. Measured in today's money the market peaked in 2012; the current median sits about 75% below that. Someone who bought at the 2012 peak has not yet seen that price back in real terms.
Year-on-year change in the TS2 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 2012 (+474.4% on the year before); the weakest, 2011 (−66.9%). 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 2024) | −12.1% | −15.3% |
| 5 years (since 2020) | +5.9% | +1.0% |
| 10 years (since 2015) | +3.6% | +0.3% |
| 20 years (since 2005) | +1.8% | −0.9% |
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 terraced homes dominate the record here, 71% of the typed total.
Median by property type, TS2
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 (2025) | Sales that year | All-time sales |
|---|---|---|---|
| Semi-detached | £21,500 (2015) | – | 67 |
| Terraced | £40,000 | 7 | 244 |
| Flats | £58,000 (2015) | – | 33 |
How many homes change hands in TS2
Sales per year, counted
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, 19 sales completed in TS2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 31 sales a year before the financial crisis and 5 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The shape of the TS2 market
This is a thin market: 19 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. 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. By median price TS2 sits at the bottom of its postcode area: the cheapest way in, with the least expectation already in the price.
What homes rent for around TS2
The local authority for TS2 is Middlesbrough, and its ONS average private rent currently stands at £707 a month (May 2026 figures). The spread runs from £505 a month for a typical one-bed to £1,004 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Middlesbrough
ONS Price Index of Private Rents, May 2026.
Set against the £40,000 median sold price, £707 a month is £8,484 a year, a gross yield of 21.2%: 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.
Asked and answered: TS2 (St Hilda's)
How much did a house sell for in TS2 (St Hilda's)?
Are property prices falling in TS2 (St Hilda's)?
Is TS2 (St Hilda's) a good place to buy a house?
Are TS2 prices heading up or down?
No honest page predicts prices, so this one sticks to the record: the median is up 33% over five years in cash and up 3% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in TS2 today
Everything above is what homes in TS2 sold for. The live side of the market holds 1 home at the moment, listed by an agent publishing to HomesIndex, at a typical asking price 13% above the TS2 median sold price.
See every TS2 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in TS
The Land Registry record, split by size: what each kind of home actually sold for across the TS area. 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 | — | £196,000 | £277,500 (+42%) | £430,000 (+55%) | £600,000 (+40%) |
| Semi-detached | £136,000 | £148,600 (+9%) | £175,000 (+18%) | £240,000 (+37%) | £318,000 (+32%) |
| Terraced | £95,000 | £90,000 (-5%) | £114,000 (+27%) | £160,500 (+41%) | £225,000 (+40%) |
| Flat | £75,000 | £109,996 (+47%) | £146,500 (+33%) | — | — |
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
TS2 ranks 2 of 29 in the TS 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.
TS area districts: five years of change
The districts that gained and lost most in cash terms, each row linking through to its own report.
Inside TS2, 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.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TS2 1 | £40,000 | 9 |
How TS2 compares nearby
Same city, different markets. The dearest districts of the TS area, and TS2 itself, which ranks 29 of 29 by median price:
| District | Median | 5-year |
|---|---|---|
| TS22 | £323,000 | +4% |
| TS15 | £300,000 | +6% |
| TS9 | £276,200 | +7% |
| TS21 | £225,000 | +2% |
| TS7 | £210,000 | -2% |
| TS16 | £210,000 | +7% |
| TS14 | £203,500 | +7% |
| TS8 | £200,000 | +14% |
| TS11 | £190,000 | +23% |
| TS18 | £182,500 | +22% |
| TS17 | £181,200 | +15% |
| TS12 | £180,000 | +20% |
| TS10 | £175,000 | +23% |
| TS5 | £168,500 | +16% |
| TS13 | £163,000 | +31% |
| TS26 | £150,000 | -3% |
| TS4 | £148,500 | +18% |
| TS19 | £148,000 | +7% |
| TS23 | £146,500 | +26% |
| TS25 | £144,000 | +15% |
| TS20 | £142,000 | +0% |
| TS6 | £140,000 | +17% |
| TS27 | £140,000 | +11% |
| TS2 (this report) | £40,000 | +33% |
Selling in TS2? 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 TS2, use the average prices map for a rough value: zoom from TS2's shading down to the sold homes on your own street. The figures above are every recorded TS2 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working TS2: the featured spot on this report is free for founding agents, one per district. Claim TS2.
Keep digging
The AI answers from the same Land Registry data this report is built on, already scoped to TS2. Free after a one click sign in.
See every individual TS2 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.