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Beechwood market report TS4 2, Middlesbrough
The TS4 2 (Beechwood) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 3,309 HM Land Registry entries for TS4 2 (Middlesbrough), 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 TS4 2 (Middlesbrough) is £135,000, from 22 registered sales, up 16% on five years earlier; the mean is £137,700, and by floor area homes here have averaged about £1,470 per square metre over the last five years. Behind the figures sit 3,309 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
TS4 2 is one sector of TS4 (Middlesbrough): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where TS4 2 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 TS4 2
Take the 22 registered 2026 sales in TS4 2 and the middle price, the median, is £135,000. The mean lands at £137,700, almost on top of it, so sales bunch tightly around the typical price.
What a square metre costs in TS4 2
A square metre of TS4 2 home has cost about £1,470 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.
Against a national (England and Wales) median of £285,000, TS4 2 runs 53% below it.
A typical TS4 2 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 | £135,000 | £135,000 | 22 |
| 2025 | £120,000 | £122,870 | 77 |
| 2024 | £105,000 | £111,637 | 70 |
| 2023 | £123,500 | £135,696 | 64 |
| 2022 | £110,000 | £128,988 | 80 |
| 2021 | £116,000 | £146,871 | 105 |
| 2020 | £105,000 | £136,240 | 87 |
| 2019 | £102,200 | £133,960 | 94 |
| 2018 | £112,500 | £149,965 | 102 |
| 2017 | £122,500 | £167,078 | 66 |
| 2016 | £110,000 | £153,891 | 101 |
| 2015 | £101,000 | £142,713 | 68 |
| 2014 | £105,000 | £148,961 | 84 |
| 2013 | £105,000 | £151,085 | 78 |
| 2012 | £100,000 | £147,188 | 74 |
| 2011 | £100,000 | £150,962 | 128 |
| 2010 | £101,000 | £158,394 | 88 |
| 2009 | £106,500 | £171,200 | 88 |
| 2008 | £101,600 | £166,544 | 148 |
| 2007 | £105,000 | £178,109 | 210 |
| 2006 | £95,000 | £164,908 | 152 |
| 2005 | £80,000 | £142,368 | 131 |
| 2004 | £65,500 | £118,961 | 154 |
| 2003 | £45,000 | £82,901 | 154 |
| 2002 | £39,000 | £73,378 | 159 |
| 2001 | £35,000 | £67,286 | 157 |
| 2000 | £35,000 | £68,688 | 138 |
| 1999 | £36,000 | £71,746 | 101 |
| 1998 | £35,000 | £70,650 | 100 |
| 1997 | £33,600 | £68,907 | 66 |
| 1996 | £36,000 | £75,922 | 77 |
| 1995 | £34,000 | £73,911 | 86 |
In cash terms the typical TS4 2 home went from £34,000 in 1995 to £135,000 in 2026, roughly 4.0 times the price. Adjusted for inflation it still comes to a real rise of roughly 83%, so homes here got dearer in substance, not only in cash. The real-terms peak came in 2007, and today's median remains roughly 24% under it: a 2007 buyer is still waiting to get that price back in today's money.
Year-on-year change in the TS4 2 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 (+45.6% on the year before); the weakest, 2024 (−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) | +12.5% | +9.9% |
| 5 years (since 2021) | +3.1% | −1.7% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 20 years (since 2006) | +1.8% | −1.0% |
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.
How many homes change hands in TS4 2
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.
TS4 2 recorded 22 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 157 sales a year before the financial crisis and 63 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.
How TS4 2 trades
This is a thin market: 22 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. Within TS4, this sector trades 9% below the district median: one of its district's cheaper corners.
The rental side of TS4 2
TS4 2 falls under Middlesbrough, where the ONS puts the average private rent at £707 a month (May 2026 figures). A one-bed averages £505 a month here and a four-or-more-bed £1,004, so size does most of the work in setting the rent.
Average monthly rent by size, Middlesbrough
ONS Price Index of Private Rents, May 2026.
£707 a month is £8,484 a year, which against the £135,000 median sold price makes a gross yield of 6.3%. 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.
What people ask about TS4 2 (Beechwood)
How much did a house sell for in TS4 2 (Beechwood)?
Are property prices falling in TS4 2 (Beechwood)?
Is TS4 2 (Beechwood) a good place to buy a house?
What happens to TS4 2 prices now?
That question has no honest answer, only evidence. The evidence: the median is up 16% over five years in cash but down 8% 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 you could buy in TS4 now
The live side of the market holds 38 homes at the moment, listed by 4 agents publishing to HomesIndex.
These cover the whole TS4 district, not just TS4 2: live asking prices are collected per district.
36% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
"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 TS4 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: TS prices by size
What homes of each size actually sold for across the TS area, 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 | — | £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%) | — | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the TS area is the point: the same five years treated these districts very differently.
Five-year change in the median, TS area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in TS4
Sector boundaries hide real price steps. The rest of TS4, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TS4 3 | £186,500 | 22 |
Zoom out to the full TS4 district report for the type split, monthly volumes and how TS4 compares with its neighbours.
Selling in TS4 2? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in TS4 2, open the average prices map and zoom from the TS4 2 shading down to the sold homes on your own street. Every recorded TS4 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim TS4 2.
Dig further
Behind the answers sits the same Land Registry record as this page, with TS4 2 already set as the subject. Free, one click sign in.
See every individual TS4 2 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.