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Beechwood market report TS4, Middlesbrough
The TS4 (Beechwood) house price history in full, 1995 to 2026, in cash and in today's money. The raw material for this page is 6,089 HM Land Registry entries for TS4 (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 July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the typical home in TS4 (Middlesbrough) sold for £148,500 in 2026, the median of 44 registered sales, up 18% on five years earlier. The mean was £160,900, and by floor area homes here have averaged about £1,680 per square metre over the last five years. The figures cover 6,089 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
TS4 is the postcode district covering Beechwood, Easterside, Grove Hill in Middlesbrough. Districts are a practical way to slice a market: small enough to mean something locally, big enough to have a steady flow of sales to measure.
Where TS4 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.
Today's TS4 prices, from the sold record
Take the 44 registered 2026 sales in TS4 and the middle price, the median, is £148,500. The mean lands at £160,900, somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in TS4
Measured by floor area, the last five years of TS4 sales average about £1,680 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 TS4 48% below the country at large.
A typical TS4 home, priced year by year (1995 to 2026)
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 |
|---|---|---|---|
| 2026 | £148,500 | £148,500 | 44 |
| 2025 | £135,000 | £138,228 | 177 |
| 2024 | £128,000 | £136,090 | 186 |
| 2023 | £133,500 | £146,684 | 174 |
| 2022 | £125,200 | £146,811 | 210 |
| 2021 | £126,000 | £159,532 | 245 |
| 2020 | £105,000 | £136,240 | 157 |
| 2019 | £107,000 | £140,251 | 171 |
| 2018 | £102,500 | £136,634 | 175 |
| 2017 | £106,000 | £144,573 | 130 |
| 2016 | £116,500 | £162,985 | 196 |
| 2015 | £145,000 | £204,885 | 219 |
| 2014 | £114,000 | £161,729 | 206 |
| 2013 | £110,000 | £158,279 | 203 |
| 2012 | £105,000 | £154,547 | 151 |
| 2011 | £100,000 | £150,962 | 219 |
| 2010 | £96,400 | £151,180 | 158 |
| 2009 | £96,000 | £154,321 | 123 |
| 2008 | £96,000 | £157,364 | 218 |
| 2007 | £93,000 | £157,754 | 318 |
| 2006 | £90,000 | £156,229 | 284 |
| 2005 | £88,700 | £157,850 | 270 |
| 2004 | £63,800 | £115,873 | 262 |
| 2003 | £43,200 | £79,585 | 256 |
| 2002 | £36,000 | £67,734 | 253 |
| 2001 | £34,400 | £66,132 | 222 |
| 2000 | £35,000 | £68,688 | 197 |
| 1999 | £35,000 | £69,753 | 154 |
| 1998 | £31,800 | £64,191 | 150 |
| 1997 | £32,000 | £65,626 | 112 |
| 1996 | £34,500 | £72,759 | 128 |
| 1995 | £33,000 | £71,737 | 121 |
In cash terms the typical TS4 home went from £33,000 in 1995 to £148,500 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 107%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2015; the current median sits about 28% below that. Someone who bought at the 2015 peak has not yet seen that price back in real terms.
Year-on-year change in the TS4 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 (+47.7% on the year before); the weakest, 2016 (−19.7%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
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, 44% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £282,500 against £69,500 for a flat, 4.1 times the price.
Median by property type, TS4
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 | £250,000 | 9 | 697 |
| Semi-detached | £140,000 | 25 | 2,677 |
| Terraced | £105,000 | 9 | 2,361 |
| Flats | £69,500 (2025) | – | 314 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +10.0% | +7.4% |
| 5 years (since 2021) | +3.3% | −1.4% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +2.5% | −0.3% |
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.
Sales activity in TS4
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
TS4 recorded 120 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 258 sales a year before the financial crisis and 158 a year over the last five. 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.
Reading the TS4 market
This is a thin market: 120 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.
What homes rent for around TS4
TS4 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.
Against the £148,500 median purchase price, a rent of £707 a month (£8,484 a year) works out at a 5.7% 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.
What people ask about TS4 (Beechwood)
How much did a house sell for in TS4 (Beechwood)?
Are property prices falling in TS4 (Beechwood)?
Is TS4 (Beechwood) a good place to buy a house?
Are TS4 prices heading up or down?
The record answers a different question than "what happens next": the median is up 18% over five years in cash but down 7% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
On the market in TS4 today
Everything above is what homes in TS4 sold for. The live side of the market holds 38 homes at the moment, listed by 4 agents publishing to HomesIndex, at a typical asking price 9% below the TS4 median sold price.
36% of what is on the market here is asking below what comparable homes actually sold for. 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.
Moving up a bedroom in TS: the cost
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%) | — | — |
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
TS4 ranks 10 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.
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.
Inside TS4, 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 |
|---|---|---|
| TS4 2 | £135,000 | 22 |
| TS4 3 | £186,500 | 22 |
How TS4 compares nearby
Same city, different markets. The neighbouring districts of the TS area, dearest first:
| 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 (this report) | £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% |
| TS28 | £125,000 | -3% |
Selling a home in TS4? 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 TS4, use the average prices map for a rough value: zoom from TS4's shading down to the sold homes on your own street. The figures above are every recorded TS4 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 TS4.
Keep digging
Behind the answers sits the same Land Registry record as this page, with TS4 already set as the subject. Free, one click sign in.
Two maps carry on from here: every TS4 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices 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.