“We’ve seen our first price record in nearly a year, despite the number of homes for sale being at a decade-high. The increased choice seems to be bringing more movers into the market, with both buyer and seller numbers up as the market remains resilient."
Confidence from new sellers is a good sign for the overall health of the market, but they do need to be careful when setting their asking price. The high level of supply in the market right now means that buyers are likely to have plenty of homes in their area to choose from, and an overpriced home will stick out for the wrong reasons. Our research also shows that getting the price right the first time is key. Homes that don’t need a reduction in price are more likely to find a buyer, and to find that buyer in less than half the time.
“It’s important to remember that among records and national trends, Great Britain’s housing market is made up of thousands of diverse local markets, each uniquely responding to market changes and world events. London, for example, is likely to see greater knock-on effects from US tariffs than the rest of Great Britain, while Northern regions appear to be performing more strongly post-stamp duty rise. It’s difficult to predict what the next few months will bring, but if mortgage rates reduce more quickly, it would be a helpful boost to buyer affordability.”
Colleen Babcock, property expert at Rightmove
Additional commentary
The average house price rose to £268,548 in January, a 4.9% year-on-year increase (ONS).
UK house prices are projected to rise by 2.5% in 2025 (Zoopla)
Continue for local area reporting!
Bristol, North Somerset and South Gloucestershire prices
The Bristol and North Somerset housing market has entered 2025 on a stable footing, albeit with a cooler pace compared to the frenetic market of a couple of years ago. Average sale prices are holding steady or seeing modest growth in most local districts (roughly +2–5% year-on-year). For example, Clifton (BS8) – Bristol’s most expensive area – now commands an average price around £560k, up 2% in the last year. Meanwhile, Bedminster/Southville (BS3) average £432k, with annual price growth of about 4%.
The table below highlights current average prices and recent growth across key postcode districts:
|
District (Postcode) |
Avg Sale Price (2025) |
5-Year Change |
1-Year Change |
|
Clifton (BS8) |
£560,244 |
+12.5% |
+2.1% |
|
Redland/Cotham (BS6) |
£485,135 |
+21.7% |
+3.4% |
|
Bishopston/Horfield (BS7) |
£460,539 |
+24.5% |
+3.7% |
|
Southville/Bedminster (BS3) |
£432,466 |
+27.6% |
+4.1% |
|
Brislington/Knowle (BS4) |
£384,393 |
+30.8% |
+4.5% |
|
Fishponds/Downend (BS16) |
£368,903 |
+18.0% |
+2.9% |
|
Portishead (BS20) |
£361,443 |
+39.5% |
+5.5% |
|
Clevedon (BS21) |
£459,605 |
+25.8% |
+3.9% |
Source: HM Land Registry data for year to Spring 2025.
5-Year house price trends. Big gains in emerging areas
While short-term growth has been modest, looking at the past 3–5 years reveals significant capital appreciation in our region. Virtually all the highlighted districts have seen double-digit price rises since 2018-2019, despite the recent cooldown. Notably, some of the historically “up-and-coming” areas have outperformed the pricier postcodes in percentage terms.
Five-year cumulative house price growth (2018–2023) by area. Areas like Portishead (BS20) and South Bristol saw the fastest rises, while already-expensive Clifton (BS8) grew more slowly.
House prices in South Gloucestershire have grown by 4.9% in the 12 months to Jan 2025. The average house price in Feb 2025 was £343,000, up 9.6% from Feb 2024. For homes bought with a mortgage, the average house price was £343,000 in Feb 2025. This was 9.6% higher than the average of £313,000 in Feb 2024.
Portishead (BS20) tops the chart with roughly +39% growth over five years – a reflection of its relative affordability in 2018 and a surge in popularity (more on what’s driving this demand later).
Brislington/Knowle (BS4) and Southville (BS3) have jumped 28–31% in the last five years, as buyers sought value in South Bristol’s revitalized neighbourhoods.
Even traditionally higher-priced inner suburbs like Redland (BS6) and Bishopston (BS7) saw strong gains of 22–25% since 2018, outperforming the Clifton (BS8) area, which rose a more modest 12.5%. (Clifton’s slower growth is likely because its prices were already high, leaving less room for big percentage jumps.)
Overall, the City of Bristol’s average house price is about 19% higher than in 2020, and roughly 30% higher than five years ago, underscoring the strong long-term market momentum despite recent headwinds.
Buyer demand varies by price point. Mid-priced family homes and first-time buyer properties are seeing healthy interest, while the top end of the market is slower. In March 2025, BS3 had 98 sales agreed versus 90 new listings, indicating brisk sales for well-priced homes in South Bristol.
In contrast, BS8 (Clifton) saw 93 new listings but only 50 sales agreed, leading to a build-up of inventory and more price reductions at the high end. Homes are taking longer to sell – roughly 6 months on average – and final sale prices are about 2–4% below asking.
This reflects a more balanced market, buyers have gained negotiating power due to increased mortgage costs, but pricing remains resilient with no major declines in values.
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