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Bristol · Q3 2026

Bristol Q3 2026: 55 approvals, 460 homes and a £345.2m pipeline awaiting decision

Bristol's approval rate held at 65% across the local planning authority, and a 352-home mixed-use scheme in BS5 was the largest consent of the quarter.

Median sale price: £345,000
Median price trend: £345k
Pending dev applications: 118
Pipeline value (GDV): £345.2m

Bristol's local planning authority approved 55 applications and refused 30 in Q3 2026, an approval rate of 65%, with 460 homes in approved schemes. Another 118 applications proposing 1,068 homes are still awaiting decision, with an estimated GDV of £345.2m. Over the 12 months to 30 June 2026 the median sale price was £345,000, up 1.5% year on year.

What's driving the Bristol market

Bristol's local planning authority approved 55 applications in Q3 2026, refused 30 and recorded 5 withdrawals, an approval rate of 65%. That compares with 64% in Q2 2026 (61 approved, 35 refused, 15 withdrawn) and 67% in Q3 2025 (62 approved, 30 refused, 16 withdrawn). Over the 12 months to 30 September 2026 the authority approved 254 applications and refused 117, a rate of 68%. Schemes approved this quarter include 460 homes. All of these figures cover the whole local planning authority, not one neighbourhood. The data comes from local planning authority records compiled by Landstack, retrieved 3 October 2026. Decisions made in the last days of the quarter may not all be included yet, but every decision currently on record has a recorded outcome. The refusals were all small schemes. The largest was an outline proposal for 18 flats in BS5 7TP (26/11477/P). Next came 9 homes from JEH Developments Ltd in BS8 4RY (26/12017/F), 8 from 44 Raw Developments in BS15 8BU (26/11874/P) and 7 from GGS Industrial Properties Ltd in BS13 8EW (26/11598/F).

Market data at a glance

The Bristol numbers, visualised

Median sale price by property type

7,018 sales clearing across the type-mix

£260k

£260,000

£370k

£370,000

£375k

£375,000

£537k

£536,500

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

New build mix

-4.3% premium

6,969

New build · 0.7%Existing stock

Planning approval rate

68%approved

of 371 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

£345,000

+1.5%

7,018

South West average

£320,000

+1.6%

—

UK average

£285,000

+1.4%

—

Development pipeline

Live planning activity in Bristol

One scheme dominated the quarter's approvals. On 4 September 2026 JSS Mill Ltd won consent under 25/10901/F for a mixed-use redevelopment in BS5 0TS. It comprises 352 residential units with community space, a cafe and flexible commercial space including maker spaces. Second was All Saints Church Lands Charity's 34 one-bed intergenerational apartments in BS2 8NT (23/03590/F). The rest were small: 9 homes alongside a public house in BS11 0JR (26/10594/F, Diverse Leisure Ltd), then schemes of 6, 6 and 5 homes, including a housing cooperative in BS5 0JY. A total of 118 applications are awaiting decision, proposing 1,068 homes with an estimated GDV of £345.2m. That GDV is estimated from local sold-price medians by property type. The largest is 26/11597/M, reserved matters for 260 homes in BS4 4RT from Keepmoat and Homes England, with an estimated GDV of £89.7m. Also pending are Taylor Wimpey UK Limited's outline for up to 100 dwellings in BS13 8AL (25/14175/P, £34.5m), Phase 2 reserved matters for 70 homes in BS14 9BE (26/11751/M, £24.1m) and Horizon Homes' 64 apartments in BS14 0BB (26/10769/F, £16.6m). Two other entries, 25/13238/K for 132 dwellings and 25/13223/K for 103, are requests for comment on applications in an adjoining authority. Bristol is a consultee on those, not the decision maker.

Top schemes by GDV in the pipeline

Notable pending applications

Pending26/11597/M

260

units

Application for the approval of Reserved Matters (layout, appearance, scale, and landscaping) pursuant to outline permission 22/01878/P (Outline Planning Permission with some matters reserved - Development of up to 260 new residential dwellings (Class C3 use) together with pedestrian, cycle and vehicular access, cycle and car parking, public open space and associated infrastructure. Approval sought for access with all other matters reserved.) This application is in accordance with conditions 22, 23, 24, 25, 26, 27 and 39 attached to the outline permission.

Pending25/13238/K

132

units

Request for comment on application in adjoining authority for Erection of 132no dwellings, creation of public open space including 2no. ponds and associated landscaping and infrastructure with appearance, landscaping, layout, and scale to be determined. (Approval of Reserved Matters to be read in conjunction with outline permission PT12/1930/O).

Pending25/13223/K

103

units

Request for comment on application in adjoining authority for Erection of 103no dwellings, setting out of public open space including a LEAP, a drainage pond and associated landscaping and infrastructure with appearance, landscaping, layout, and scale to be determined. (Approval of Reserved Matters to be read in conjunction with outline permission PT12/1930/O).

Pending25/14175/P

100

units

Outline application for the development of up to 100 dwellings (Class C3) with associated landscaping, access and infrastructure. All matters reserved other than the details of the principal vehicle access from Elsbert Drive

Pending26/11751/M

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.

Pending26/10769/F

units

Redevelopment of site to provide 64no. residential apartments with parking, landscaping, and associated works.

Source: Bristol planning records via Landstack. GDV estimates use local sales medians by property type.

Sales activity

Recent Bristol sold prices

HM Land Registry Price Paid Data puts the median sale price at £345,000 for the 12 months to 30 June 2026. That is based on 7,018 transactions and is up 1.5% year on year. These figures cover the wider Land Registry district, not the city alone. By property type, the median was £536,500 for detached homes, £375,000 for terraced, £370,000 for semi-detached and £260,000 for flats. Quarterly medians have stayed in a narrow range: £350,000 in 2025-Q1, £320,000 in 2025-Q2, £350,000 in 2025-Q3, £340,000 in 2025-Q4, £341,250 in 2026-Q1 and £350,500 in 2026-Q2. The 1,181 transactions shown for 2026-Q2 do not mean activity has fallen. Land Registry registers sales weeks or months after completion, so the latest quarter is still filling. Only 49 new-build sales have been registered so far, so most local price evidence comes from existing homes. Recent individual registrations include a flat in BS6 5PU at £422,975 and a semi-detached house in BS7 0HR at £550,000, both sold in late August 2026.

Latest registered sales

Land Registry · 3 October 2026

Date	Address	Type	Tenure	Price
28 August 2026	37, GRANGE ROAD	S	F	£325,000
27 August 2026	FLAT A, 38, BATH BUILDINGS	F	L	£422,975
26 August 2026	48, TOTSHILL DRIVE	T	F	£247,000
25 August 2026	FIRST FLOOR FLAT, 4, BRANDON COTTAGES, BRANDON STEEP	F	L	£335,000
25 August 2026	8, ROMO COURT, LOWER STATION ROAD	T	F	£278,000
25 August 2026	12, OAKLEY ROAD	S	F	£550,000
21 August 2026	28, STILLMAN CLOSE	D	F	£295,000
21 August 2026	55, UPLANDS ROAD	S	F	£310,000

Bristol has 118 applications proposing 1,068 homes awaiting decision, with an estimated £345.2m of GDV, but this quarter's refusals fell on small schemes of 18 homes or fewer.

For developers

What this means for Bristol schemes

The quarter's figures show large, well-prepared schemes getting through, while the refusals came on small sites. Two of the four largest refusals were outline applications. That suggests applicants on smaller sites should bring more detail at submission. Pub conversions appear among both approvals and refusals, so design and the retained community use matter. For apartment-led schemes, the £260,000 median for flats is the figure lenders and valuers will start from. Terraced homes, at a £375,000 median, show where houses can outperform on GDV. With only 49 new-build sales registered so far, appraisals will lean heavily on second-hand comparables. Construction Capital's senior development finance starts from 6.5% p.a., at up to 65-70% LTGDV. Mezzanine can stretch total borrowing to 85-90% of costs. Bridging, completing in 5-10 days, can help secure consented or near-consented sites ahead of a development facility. Our panel of 100+ lenders, family offices and equity partners covers projects from the size of the BS11 0JR pub scheme up to multi-phase reserved matters sites.

Bristol development finance

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

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Bristol market hub

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

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For sold prices by property type and the full planning pipeline, see the Bristol property market report.

Where we fund in Bristol

Outlook

The next 12 months in Bristol

In Q4 2026 the key decision to watch is 26/11597/M, the 260-home reserved matters application from Keepmoat and Homes England in BS4 4RT. Its estimated GDV of £89.7m is the largest single figure in the pending pipeline. Taylor Wimpey UK Limited's outline for up to 100 dwellings in BS13 8AL and Horizon Homes' 64 apartments in BS14 0BB will show how the authority treats volume housing on the city's southern edge. The Q3 2026 counts may still rise slightly as late-quarter decisions are added to the records. The trailing 12-month approval rate of 68% is a better benchmark than any single quarter. On prices, the next Land Registry updates will fill in 2026-Q2 and give a fuller picture beyond the 12 months to 30 June 2026. A district median of £345,000, up 1.5% year on year, points to steady values rather than rapid growth. Appraisals should be built on that basis, with realistic sales rates for flats.

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Sources: HM Land Registry Price Paid Data (sold prices); Bristol planning records via Landstack (planning applications); ONS House Price Index (regional benchmarks). Report generated 4 October 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).