BA2 8 house prices are built from 4,897 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 18 Jun 2026. The median price paid across the whole record is £153,000. Across the 10 years from 2016 to 2026 the median moved +26.1% in cash — but once inflation is taken out, the change in 2026 money is -9.6%.
Median price paid
£153,000
Change in cash, 2016–2026
+26.1%
Change in real terms
-9.6%
Median per m²
£1,794
HM Land Registry4,897 sales23 with floor areaLatest sale 18 Jun 2026
Section 01
How BA2 8 prices moved
The chart tracks the median BA2 8 house price for every year with a recorded sale, from 1995 to 2026. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 5 | £63,000 | £139,890 |
| 2000s | 10 | £160,000 | £291,473 |
| 2010s | 10 | £200,000 | £282,000 |
| 2020s | 7 | £310,000 | £316,739 |
The highest yearly median on record for BA2 8 is £345,000 in 2025; the lowest is £60,000 in 1995. Across the full 32-year record the cash median has moved from £60,000 to £310,000.
In 2026 money that first median is worth £133,228, so the real change over the whole record is +132.7% — about +2.76% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +26.1% in cash against -9.6% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 11 Eckweek Gardens | 18 Jun 2026 | Semi-detached | £225,000 | £225,000 |
| 40 Braysdown Lane | 2 Jun 2026 | Terraced | £310,000 | £310,000 |
| The Old Swan | 29 May 2026 | Detached | £635,000 | £635,000 |
| 40 Underleaf Way | 29 May 2026 | Detached | £470,000 | £470,000 |
| 9 Old Forge Way | 19 May 2026 | Terraced | £235,000 | £235,000 |
| 3 Home Farm Close | 15 May 2026 | Detached | £500,000 | £500,000 |
| 136 New Buildings | 15 May 2026 | Terraced | £325,000 | £325,000 |
| 84 Old England Way | 15 May 2026 | Semi-detached | £300,000 | £300,000 |
| 44 Wellow Lane | 11 May 2026 | Detached | £320,000 | £320,000 |
| 21 Wellow Lane | 15 Apr 2026 | Detached | £350,000 | £350,000 |
| 40 Hillside View | 13 Apr 2026 | Terraced | £322,000 | £322,000 |
| 44 Old England Way | 10 Apr 2026 | Terraced | £265,000 | £265,000 |
| 16 Eckweek Gardens | 10 Apr 2026 | Semi-detached | £233,800 | £233,800 |
| 18 Ashgrove | 27 Mar 2026 | Detached | £450,000 | £450,000 |
| Valley View Upper Twinhoe Farm | 26 Mar 2026 | Detached | £810,000 | £810,000 |
| 37 Heritage Close | 6 Mar 2026 | Terraced | £269,000 | £269,000 |
| 14 Highfield Road | 6 Mar 2026 | Semi-detached | £240,000 | £240,000 |
| 89 Hillside View | 5 Mar 2026 | Terraced | £282,000 | £282,000 |
| 2A Eckweek Lane | 4 Mar 2026 | Detached | £375,000 | £375,000 |
| 30 Frenchfield Road | 26 Feb 2026 | Detached | £375,000 | £375,000 |
| 6 Lincott View | 25 Feb 2026 | Flat or maisonette | £148,000 | £148,000 |
| 42 Heritage Close | 20 Feb 2026 | Terraced | £303,000 | £303,000 |
| 59 Westbury View | 20 Feb 2026 | Semi-detached | £259,000 | £259,000 |
| 104 Faulkland View | 30 Jan 2026 | Terraced | £258,000 | £258,000 |
| DELYS Eckweek Road | 21 Jan 2026 | Detached | £426,000 | £426,000 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to BA2 8 values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 11 Eckweek Gardens | £83,000 (2002) | £225,000 (2026) | +4.2% | +1.4% |
| 40 Braysdown Lane | £42,000 (1998) | £310,000 (2026) | +7.4% | +4.6% |
| 40 Underleaf Way | £116,950 (1996) | £470,000 (2026) | +4.7% | +2.1% |
| 9 Old Forge Way | £52,500 (1997) | £235,000 (2026) | +5.3% | +2.6% |
| 3 Home Farm Close | £272,000 (2012) | £500,000 (2026) | +4.4% | +1.5% |
| 84 Old England Way | £58,950 (1998) | £300,000 (2026) | +6.0% | +3.3% |
| 44 Wellow Lane | £242,500 (2014) | £320,000 (2026) | +2.3% | -0.7% |
| 21 Wellow Lane | £242,500 (2011) | £350,000 (2026) | +2.5% | -0.4% |
| 40 Hillside View | £154,000 (2007) | £322,000 (2026) | +4.0% | +1.0% |
| 44 Old England Way | £53,950 (1997) | £265,000 (2026) | +5.6% | +2.9% |
| 16 Eckweek Gardens | £39,995 (1996) | £233,800 (2026) | +6.1% | +3.4% |
| 18 Ashgrove | £128,000 (2001) | £450,000 (2026) | +5.2% | +2.4% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. BA2 8 is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Detached | 1,861 | 38.0% | £210,000 | £24,950 – £3,195,000 |
| Terraced | 1,769 | 36.1% | £141,000 | £13,000 – £1,500,000 |
| Semi-detached | 1,105 | 22.6% | £139,950 | £20,000 – £1,850,000 |
| Flat or maisonette | 162 | 3.3% | £80,000 | £25,950 – £355,000 |
Section 05
How big homes are in BA2 8
Energy Performance Certificates record a floor area for every home that has been surveyed, sold or let — far more homes than have changed hands. 993 certificates cover BA2 8, and their median floor area is 77 m².
The median across the whole register is 76 m², so homes here are about the same size than average — +1.3%. Size explains a large part of why one area's median price sits above another's, which is why the price per square metre further up this page is the fairer comparison.
| Measure | Floor area | Sample |
|---|---|---|
| Median floor area | 77 m² | about 829 sq ft |
| Smaller quarter, up to | 58 m² | about 624 sq ft |
| Larger quarter, from | 102 m² | about 1,098 sq ft |
| Under 60 m² | 30.6% | 304 homes |
| 150 m² and over | 9.7% | 96 homes |
Section 06
Ownership and new build in BA2 8
200 of the sales on record are leasehold and 4,697 freehold — 4.1% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £76,250 and the median freehold sale £158,500 — a gap of +107.9%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 200 | 4.1% | £76,250 |
| Freehold | 4,697 | 95.9% | £158,500 |
| New build | 618 | 12.6% | £89,950 |
| Existing home | 4,279 | 87.4% | £165,000 |
New builds sold for less than the median existing home — -45.5%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 122 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 07
Living in BA2 8
Every certificate carries an energy efficiency band as well as a floor area. Across Bath and North East Somerset, 42.5% of 94,988 certificates sit in bands A to C, and 4.9% in F or G — the bands that cost the most to heat and are hardest to mortgage.
| Energy band | Certificates | Share |
|---|---|---|
| A | 385 | 0.4% |
| B | 11,264 | 11.9% |
| C | 28,703 | 30.2% |
| D | 35,050 | 36.9% |
| E | 14,889 | 15.7% |
| F | 3,728 | 3.9% |
| G | 969 | 1.0% |
The Office for National Statistics puts the mean private rent in Bath and North East Somerset at £1,882 a month as of Jun 2026 — £1,205 for a one-bedroom home and £1,806 for three bedrooms.
Against the median sale of £153,000 here, that rent is a gross yield of 14.76% a year. It is a measured figure rather than an assumption: a real local rent over a real local price, before any cost of ownership.
Police forces publish every recorded street-level crime. Within a mile of the centre of BA2, 146 crimes were recorded in Jun 2026: 51 violent, 7 burglary, 6 vehicle-related and 18 anti-social behaviour. The median postcode district in this archive recorded 167 in the same month, so this one is about typical.
Against the 193,409 residents the 2021 census counted in Bath and North East Somerset, that is 0.75 recorded crimes per thousand people in the month. The count covers a mile around the district centre while the population covers the whole council, so read the rate as an order of magnitude rather than a precise figure.
A count is not a rate. A district with shops and a station records more crime than a residential one of the same size, because more people pass through it. Read this next to the median, not on its own.
Section 08
The neighbourhood around BA2 8
The 2021 census counted 193,409 residents in Bath and North East Somerset across 79,250 households. 66.3% of those households own their home and 33.7% rent — a split the sold record cannot show, because only owners appear in it.
28 state and independent schools have a BA2 postcode: 24 primary, 4 secondary. Catchment areas do not follow postcodes, so treat this as what is nearby rather than what a child would be offered.
| School | Phase | Type | Pupils |
|---|---|---|---|
| Hayesfield Girls School | Secondary | Academy converter | 1,497 |
| Ralph Allen School | Secondary | Academy converter | 1,398 |
| Beechen Cliff School | Secondary | Academy converter | 1,232 |
| Saint Gregory's Catholic College | Secondary | Voluntary aided school | 987 |
| Combe Down CofE Primary School | Primary | Academy converter | 422 |
| Peasedown St John Primary School | Primary | Academy converter | 403 |
| St John's Catholic Primary School | Primary | Academy converter | 325 |
| St Philip's CofE Primary School | Primary | Academy converter | 277 |
| Oldfield Park Junior School | Primary | Academy converter | 251 |
| Widcombe CofE Junior School | Primary | Academy converter | 243 |
| Station | Mode | Distance from the district centre |
|---|---|---|
| Oldfield Park Rail Station | Rail | 2.2 km |
| Bath Spa Rail Station | Rail | 2.6 km |
| Freshford Rail Station | Rail | 5.8 km |
| Avoncliff Rail Station | Rail | 7.1 km |
Section 09
How BA2 8 compares
The median across the whole archive is £157,500. BA2 8 sits below that national figure — -2.9%.
Where an EPC floor area could be matched to the sale, the median works out at £1,794 per square metre, across 23 of the 4,897 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £13,000 to £3,195,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
BA2 8 sits in Bath and North East Somerset, in the South West.
The Office for National Statistics puts the median home in Bath and North East Somerset at 10.4 times median local earnings of £38,040 a year, measured to Sep 2025. Across England and Wales the same ratio is 7.6. That number, not the price alone, is what decides whether a place is within reach of the people who work in it.
Section 10
Nearby on the record
Other sectors in BA2
- BA2 0£220,000 median
- BA2 1£165,000 median
- BA2 2£200,000 median
- BA2 3£220,000 median
- BA2 4£280,000 median
- BA2 5£300,000 median
- BA2 6£325,000 median
- BA2 7£360,000 median
- BA2 9£330,664 median
The wider district is BA2.
Quick answers
Common questions about this data
What is the average house price in BA2 8?
The median price paid in BA2 8 across every sale on the register is £153,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in BA2 8?
4,897 sales are on record for BA2 8, the most recent completing on 18 Jun 2026. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have BA2 8 house prices actually risen?
In cash, the median rose +26.1% between 2016 and 2026. In 2026 money — that is, after inflation — the change is -9.6%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were BA2 8 house prices at their highest?
The highest yearly median on record is £345,000, set in 2025. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in BA2 8?
£1,794 per square metre, from the 23 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 18 Jun 2026. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “BA2 8 house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.