Bristol · Q2 2026

Bristol clears 4,668 sales at £346k median as city-centre pipeline data sits dark

A deep South West owner-occupier base is doing the absorption work while the central portal yields no live residential pipeline read in Q2 2026.

Median sale price: £347,000
Median price trend: £347k
Pending dev applications: 260
Pipeline value (GDV): £139.7m

Bristol turned over 4,668 residential transactions in the past twelve months at a £346,250 median, up 1.8% year on year, with only 16 new-build registrations in the city-centre data set. The council portal returned no relevant central applications in this run, leaving South Gloucestershire as the cleanest live pipeline read.

What's driving the Bristol market

Bristol prices at £346,250 sit roughly £110,000 above the England and Wales median, and the city remains the highest-value major centre outside London and the Home Counties for second-hand stock. The 1.8% year-on-year change reads as a market still grinding higher on fundamentals: harbour-side regeneration around Wapping Wharf and the Western Harbour study area, the post-Arena pivot at Temple Quarter, and the steady drip of office-to-resi repositioning in BS1 and BS2. Transaction depth is the supporting fact. With 4,668 completions across the central postcodes against just 16 new-build registrations, the city is being cleared almost entirely by the resale market, which means new-build pricing is being set by what owner-occupiers will pay for renovated period and modern stock rather than by volume housebuilder pricing. New-build prints at a -32.8% discount to existing in this data cut, which we read as a small-sample artefact of low new-build volume rather than a market signal. The M32 and M5 corridor north and east supplies the family-house demand that pulls Bristol values across BS6, BS7 and BS9.

Market data at a glance

The Bristol numbers, visualised

Median sale price by property type

6,824 sales clearing across the type-mix

£260k

£260,000

£368k

£368,000

£375k

£375,000

£530k

£530,000

Source: HM Land Registry Price Paid, rolling 12 months.

New build mix

+3.2% premium

6,772

New build · 0.8%Existing stock

Planning approval rate

78%approved

of 610 decided applications

Bristol quarterly median price & volume

Median sale priceTransactions

Source: HM Land Registry Price Paid Data. Median computed across all registered transactions per period.

How Bristol compares

Market

Median

YoY

12m txns

Bristol

£347,000

+2.1%

6,824

South West average

£320,000

+1.6%

—

UK average

£285,000

+1.4%

—

Development pipeline

Live planning activity in Bristol

The Bristol City Council public-access portal returned no relevant residential applications for the bristol-city-centre slug in this Q2 2026 run, which we treat as a data gap rather than a market signal. The cleanest live read for the travel-to-work area sits at South Gloucestershire Council, which is showing 45 pending applications totalling 238 units and an estimated GDV of £77.45m as of mid-May 2026. The pipeline skew matters for anyone underwriting Bristol exits. Two outline schemes dominate the unit count: 124 dwellings at Land at Hicks Common Road, Winterbourne (P26/00791/O, estimated GDV £40.92m) and 75 dwellings at Land off Duck Street, Tytherington (P26/00825/O, estimated GDV £24.75m). Beneath those, the register reads as small infill: 9-flat schemes at Courtney Road, Kingswood and Patchway, plus a long tail of self-build, demolition-rebuild and conversion plays in BS35, BS36 and BS37. Approval rate sits at 0% in this snapshot because nothing has been determined yet, which is consistent with a council that batches decisions. For development-finance demand, the read is that mid-ticket schemes of 5 to 30 units are where the volume of live cases sits, with two larger outline applications likely to set the tone for 2027 starts in the northern arc.

Top schemes by GDV in the pipeline

Notable pending applications

Pending26/11751/M

200

units

Application for approval of reserved matters for Phase 2 of the development granted outline planning permission under reference 22/01199/PB (Outline application (with all matters reserved except for means of access) for the provision of up to 200 residential dwellings (including as extra care facility)(Use class C3) and up to 250 sqm of flexible Class E, F1 and F2 uses (as part of the extra care facility) along with car parking, landscaping and associated infrastructure. Means of access from New Fosseway Road and Petherton Road (Major).) Phase 2 comprises an extra care facility containing 70 units of accommodation for older people and associated works.

Pending25/14015/P

units

Application for Outline Planning Permission with some reserved matters sought for Access, Layout, and Scale, for the erection of 59 no. residential apartments with associated works. Appearance and Landscaping a Reserved Matter.

Pending25/15215/F

units

The demolition of glasshouses and construction of 18 houses and 4 flats, arranged in terraces fronting Woodwell Road and Avonwood Close. Off-street parking for 16 cars is proposed. (Major)

Pending23/00912/P

units

Application for Outline Planning Permission with some matters reserved -The change of use of former agricultural land to the west of Bridge Farm to provide 12 co-housing dwellings with associated common house, bicycle storage, parking, and new pedestrian access. Approval sought is for access, scale, and layout with landscaping and appearance as a reserved matter.

Pending25/15161/F

units

Proposed change of use and extension of existing building to create a scheme of 9 x HMO Cluster Units (42 beds) together with alterations to the south (Church Road) ground floor street elevation.

Pending26/13257/F

units

Partial demolition (with front and side facade retention), alteration and extension of existing dwelling house and outbuildings to form 9 new apartments

Source: Bristol City Council portal. GDV estimates use local sales medians by property type.

Sales activity

Recent Bristol sold prices

The recent Land Registry tape sets the price spread developers should appraise against. At the top end, 72 Church Road in BS7 8SE traded as a terraced freehold for £750,000 on 30 March 2026, with 18 Chattenden House, Stoke Park Road South (BS9 1LR) clearing at £565,000 and 5 Ashville Road in BS3 2AP at £540,000. Mid-market terraces and semis in BS3 and BS9 are pricing between £340,000 and £510,000. At the bottom, leasehold flats stretch a long way down: Flat 9, King Johns Court (BS15 1NN) at £140,000 and Flat 3, Balloon Court, 18 Cave Street (BS2 8AG) at £62,000, which we read as a non-arms-length or short-lease deal. By type, detached medians sit at £550,000, semis at £368,500, terraces at £375,000 and flats at £255,000. Family-house exits in BS7, BS8 and BS9 carry the highest absolute values, while flat exits in BS5, BS11 and BS15 compress hard, which matters for any conversion stacking up at a £255,000 GDV per unit.

Latest registered sales

Land Registry · 28 September 2026

Date	Address	Type	Tenure	Price
30 July 2026	54, MENDIP ROAD	T	F	£560,000
29 July 2026	73, THINGWALL PARK	T	F	£748,000
29 July 2026	9, DURSLEY ROAD	T	F	£330,000
28 July 2026	9, COOMBE ROCKE	F	L	£263,000
28 July 2026	FLAT 11, VICTORIA COURT, DURDHAM PARK	F	L	£470,000
28 July 2026	41, DAVIS STREET	T	F	£290,000
27 July 2026	20, QUANTOCK ROAD	T	F	£405,000
27 July 2026	39, KINGS HEAD LANE	S	F	£365,000

A blank Bristol central pipeline read is a portal gap, not an absent market by any measure.

For developers

What this means for Bristol schemes

Bristol entry prices are materially higher than the northern comparator cities we cover, and that flows directly into how we structure deals. For mid-ticket new-build of 5 to 30 units in the BS34, BS36 and BS37 belt where the live pipeline sits, senior development debt at 65-70% LTGDV typical remains available, with rates running 9-12% on senior-only structures and stretched-senior pricing above that. On a £330,000 per-unit GDV (the South Gloucestershire small-scheme baseline), build-cost discipline is the swing factor on margin. For city-centre conversion and PD-route plays in BS1, BS2 and BS5, exits between £255,000 and £400,000 for flats argue for lower per-unit cost bases and tight programme control. Bridging from 0.65% per month covers site acquisition where planning is unresolved, and we have placed several BS-postcode pre-planning bridges into refinance over the past year. Exit risk is moderate: 4,668 transactions per year is a deep liquidity pool, and 1.8% year-on-year growth means valuers will accept modest GDV uplift rather than zero.

Bristol development finance

Term sheets for ground-up schemes — 65-70% LTGDV typical for Bristol.

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Bristol bridging finance

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Bristol market hub

Full Bristol location profile — services, sold data, and contacts.

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Where we fund in Bristol

Outlook

The next 12 months in Bristol

Our twelve-month view is for Bristol to keep printing slow positive growth on the back of owner-occupier demand and a constrained new-build pipeline. Two factors to watch: the Bristol City Council portal returning no relevant central applications in this Q2 run argues for a fuller refresh in Q3, and the South Gloucestershire outline pipeline at Winterbourne and Tytherington could add 199 units to the determined stock if approved through 2026. The harbour-side and Temple Quarter areas remain the highest-conviction central regeneration plays. We would lean toward mid-ticket new-build in the South Gloucestershire arc and conversion-led product in BS1, BS2 and BS5 for the next four quarters, with caution on speculative greenfield outside the existing settlement boundaries.

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Sources: HM Land Registry Price Paid Data (sold prices); Bristol City Council planning portal (planning applications); ONS House Price Index (regional benchmarks). Report generated 20 May 2026 by Construction Capital's market intelligence team.

Methodology: Pending GDV is estimated by multiplying declared unit counts by local sales medians for the corresponding property type. Approval rate is the share of decided applications (last 12 months) granted permission. Sold-price changes are year-on-year comparisons of the median sale price. Pipeline activity refers to residential development applications only — household extensions, conditions variations, and other non-development applications are excluded. Construction Capital is a trading name of Lenzie Consulting Ltd. (08174104).