Of the 294 houses sold in Bristol's BS13 postcode district in 2025, 151 (51.4%) changed hands for £300,000 or less, and the median sale price was exactly £300,000 (HM Land Registry standard sales, data fetched 26 September 2026). £300,000 is the price up to which first-time buyers in England currently pay no Stamp Duty Land Tax (HMRC). Across the whole of Bristol, 21.5% of house sales were at or under that price and the median house sale was £380,000.
BS13 lies about 5km south-south-west of the BS1 city-centre postcode district (ONS postcode centroids). This guide looks at what was paid there by property type and postcode sector, how the district compares with the rest of Bristol, and what energy performance certificates show about its housing. It reports what was paid, not what any property is worth. For the wider picture, see Bristol districts where first-time buyers pay no stamp duty and the average house price in Bristol.
What was paid in BS13 in 2025
| Property type | 2025 sales | Median price | At or under £300,000 | 2024 median (sales) · change |
|---|---|---|---|---|
| Terraced | 140 | £280,000 | 92 of 140 (65.7%) | £270,000 (125) · +3.7% |
| Semi-detached | 141 | £325,000 | 54 of 141 (38.3%) | £323,750 (112) · +0.4% |
| Detached | 13 | too few for a median | 5 of 13 | n/a |
| All houses | 294 | £300,000 | 151 of 294 (51.4%) | £297,000 (246) · +1.0% |
| Flats | 33 | £176,000 | 33 of 33 (100.0%) | £199,950 (53) · −12.0% |
| All sales | 327 | £290,000 | 184 of 327 (56.3%) | £275,000 (299) · +5.5% |
Terraced and semi-detached homes made up 281 of the 294 houses sold (95.6%). Only 13 detached houses sold, too few for a reliable median; 5 of them were at or under £300,000. Houses are almost all freehold (293 of 294), while 31 of the 33 flats sold were leasehold.
The median lands on the line because of where the middle of the distribution falls. Of the 294 houses, 146 sold for less than £300,000, 5 for exactly £300,000 and 143 for more, so the middle two sales both fall inside that group of 5.
| Sale price (houses, 2025) | Sales | Share of house sales |
|---|---|---|
| Up to £199,999 | 12 | 4.1% |
| £200,000–£249,999 | 43 | 14.6% |
| £250,000–£299,999 | 91 | 31.0% |
| Exactly £300,000 | 5 | 1.7% |
| £300,001–£399,999 | 103 | 35.0% |
| £400,000–£500,000 | 31 | 10.5% |
| Over £500,000 | 9 | 3.1% |
Two markets inside one district
BS13 has four postcode sectors, and they do not sit in the same place relative to the line.
| Sector | House sales | Median house price | At or under £300,000 | Median £ per sq ft (matched sales) | 2024 median (sales) |
|---|---|---|---|---|---|
| BS13 0 | 48 | £250,000 | 43 of 48 (89.6%) | £301 | £250,000 (53) |
| BS13 9 | 42 | £260,000 | 35 of 42 (83.3%) | £306 | £260,000 (33) |
| BS13 8 | 75 | £295,000 | 40 of 75 (53.3%) | £319 | £295,000 (51) |
| BS13 7 | 129 | £350,000 | 33 of 129 (25.6%) | £375 | £350,000 (109) |
BS13 0 and BS13 9 are the lower-priced pair: 83.3% to 89.6% of their house sales were at or under £300,000. BS13 8 sits on the line, with a median of £295,000 and 53.3% at or under it. BS13 7 is the largest sector by volume (129 of the 294 house sales, 43.9%) and sits above the line at £350,000, with 25.6% at or under it. The district median is a blend: one large sector above the line and three smaller ones on or below it. Each sector's house median was identical in 2024 and 2025.
The district has 779 postcodes. In the ONS postcode directory, 770 are assigned to Bristol, 5 (all in BS13 8) to North Somerset and 4 have no council recorded. None of those 9 has a house or flat sale recorded in 2024 or 2025, so every figure in this guide is a Bristol sale.
Price per square foot comes from matching each 2025 house sale to the floor area on its address's latest energy performance certificate (264 of 294 sales matched). The district median was £332 per sq ft (£3,575 per m²). Because a certificate can post-date the sale and floor area is an assessor's measurement, the figures are indicative.
How BS13 compares with the rest of Bristol
| District | House sales 2025 | Median house price | At or under £300,000 | Median £ per sq ft |
|---|---|---|---|---|
| BS11 | 160 | £299,975 | 53.1% | £333 |
| BS13 | 294 | £300,000 | 51.4% | £332 |
| BS15 | 123 | £310,000 | 39.8% | £333 |
| BS14 | 318 | £311,250 | 43.1% | £337 |
| BS10 | 257 | £330,000 | 33.1% | £365 |
| BS16 | 311 | £350,000 | 18.3% | £380 |
| BS5 | 637 | £350,000 | 18.8% | £381 |
| BS4 | 540 | £360,000 | 30.2% | £373 |
| BS2 | 86 | £425,000 | 4.7% | £417 |
| BS3 | 536 | £440,000 | 6.3% | £444 |
| BS7 | 401 | £477,501 | 6.7% | £441 |
| BS9 | 341 | £730,000 | 4.7% | £499 |
| BS6 | 233 | £750,000 | 1.3% | £505 |
| BS8 | 82 | £785,000 | 1.2% | £525 |
Districts with at least 30 house sales; £ per sq ft uses the sales matched to a certificate floor area. BS1 is left out (9 house sales). BS7, BS8, BS10, BS14, BS15 and BS16 also contain postcodes in neighbouring councils; their rows use the Bristol part only.
BS11 is the only other Bristol district with a house median at or under £300,000 (£299,975 across 160 sales, 53.1% at or under the line). BS13 is the larger of the two markets (294 house sales). At sector level, five of the 44 Bristol postcode sectors with at least 30 house sales had a house median at or under £300,000: BS13 0, BS13 9 and BS13 8, together with BS4 1 (£270,000, 113 sales) and BS11 0 (£290,000, 64 sales). BS13 accounts for 6.8% of Bristol's house sales but 16.2% of those at or under £300,000.
On price per square foot, BS13 (£332) sits with BS15 (£333), BS11 (£333) and BS14 (£337) at the lower end of a ladder that runs to £525 in BS8. The citywide median for houses was £393. A spread of £5 among the four lowest is too small to rank them with confidence. For contrast with a Bristol district where flats dominate, see BS3 Bedminster flat prices and BS7 market prices.
Why the all-sales median rose 5.5% but house prices rose 1.0%
The all-sales median moved from £275,000 to £290,000 (+5.5%), while the house median moved from £297,000 to £300,000 (+1.0%). Terraced houses rose 3.7% and semi-detached houses 0.4%. The gap comes from a change in the mix of sales: flats were 53 of the 299 sales in 2024 (17.7%) but 33 of 327 in 2025 (10.1%), and flats sold at lower prices (median £176,000 in 2025), so having fewer of them lifts the all-sales median well beyond the rise in house prices.
Part of the fall in flat sales is new-build: 16 of the 53 flats sold in 2024 were new-build, against 0 of the 33 in 2025. BS13 recorded 21 new-build sales of all types in 2024 and 1 in 2025; all 22 across the two years were in BS13 0, and one street accounts for 17 of them. In 2024, 5 new-build houses in BS13 0 sold for between £317,950 and £399,950, against a sector house median of £250,000; with only 5 of 53 sales, they did not move that median (it was £250,000 without them).
Sales timing around 1 April 2025
In March, 62 of BS13's 327 sales in 2025 (19.0%) were recorded, against 8 in April. The pattern is citywide rather than local: 17.6% of Bristol's 2025 sales fell in March, compared with 7.4% in March 2024. HMRC's temporary Stamp Duty thresholds, which had raised the first-time buyer nil-rate band to £425,000, applied from 23 September 2022 to 31 March 2025 (HMRC). Land Registry records dates, not reasons, so the data show a clustering of completions before that date without explaining it.
It matters for the comparison. For BS13 houses, sales from 1 April 2025 numbered 203, with a median of £295,000 and 53.7% at or under £300,000, against 91 sales in January to March at £310,000 and 46.2%. Measured against today's line, the share of house sales at or under £300,000 was 52.8% in 2024 and 51.4% in 2025. Sales completed before 1 April 2025 were made under the higher thresholds, so those comparisons describe prices, not the tax buyers then paid.
Stamp duty at the line
HMRC's published rules give first-time buyers no SDLT up to £300,000 and 5% on the portion from £300,001 to £500,000; above £500,000 the relief cannot be claimed, and it applies only if every buyer is a first-time buyer. Other buyers pay 0% to £125,000, 2% on the next £125,000 and 5% up to £925,000. The figures below come from the Homecost calculator for England, checked by hand against those rates, and exclude surcharges for additional properties.
| Price | What it matches in BS13 (2025) | First-time buyer | Other buyers (standard rates) |
|---|---|---|---|
| £176,000 | Median flat sale | £0 | £1,020 |
| £250,000 | BS13 0 house median | £0 | £2,500 |
| £280,000 | Terraced house median | £0 | £4,000 |
| £295,000 | BS13 8 house median | £0 | £4,750 |
| £300,000 | District house median | £0 | £5,000 |
| £325,000 | Semi-detached house median | £1,250 | £6,250 |
| £350,000 | BS13 7 house median | £2,500 | £7,500 |
The 5% slice above £300,000 is explained in first-time buyer relief between £300,000 and £500,000, and the basic rules in first-time buyer relief explained. How the same line falls elsewhere in the region is covered in the West of England £300,000 line, South Gloucestershire terraced house prices and the comparison across English cities. Whether a particular purchase qualifies depends on the buyers' circumstances. This is general information, not advice. Speak to a qualified adviser before acting.
Energy efficiency by build era
The latest certificate for each address gives 4,017 BS13 houses, equal to 76.9% of the 5,226 BS13 house addresses in the Homecost dataset. Of those, 40.4% are rated band C or better, against 31.1% of the 64,315 certified houses across Bristol.
| Build era (houses) | BS13 certificates (share) | BS13 rated C or better | Bristol certificates (share) | Bristol rated C or better |
|---|---|---|---|---|
| Before 1930 | 184 (4.6%) | 17.4% | 25,569 (39.8%) | 17.1% |
| 1930–1949 | 959 (23.9%) | 24.8% | 14,590 (22.7%) | 22.2% |
| 1950–1966 | 1,911 (47.6%) | 36.3% | 9,723 (15.1%) | 33.7% |
| 1967–1990 | 463 (11.5%) | 44.3% | 7,877 (12.2%) | 43.3% |
| 1991–2002 | 93 (2.3%) | 60.2% | 1,820 (2.8%) | 63.1% |
| 2003 onwards | 253 (6.3%) | 98.8% | 2,612 (4.1%) | 98.0% |
| No usable age band | 154 (3.8%) | 96.1% | 2,124 (3.3%) | 93.1% |
| All houses | 4,017 | 40.4% | 64,315 | 31.1% |
Two things stand out. First, the share rated C or better rises with each newer age band, with a cliff for homes built from 2003: 60.2% of BS13 houses from 1991–2002 are rated C or better, against 98.8% of those built since. Second, the 9.3-point gap between BS13 and Bristol is mostly a matter of mix. Only 4.6% of BS13's certified houses were built before 1930, against 39.8% across Bristol, and era by era the two are close. Applying BS13's rate for each era to Bristol's mix of eras would give 32.3%, only 1.2 points above Bristol's actual 31.1%; the other 8.1 points of the gap come from BS13 having more post-war and fewer pre-1930 homes.
BS13 0 stands out within the district: 56.1% of its 745 certified houses are rated C or better, and 22.4% were built from 2003, against 2.2% to 3.4% in the other three sectors. Certificates are a modelled rating rather than measured energy use, only the latest certificate per address is counted, and a certificate may not reflect work done since it was lodged. For the wider picture, see Bristol's EPC retrofit gap.
Council Tax context
Bristol's Band D Council Tax for 2026-27 is £2,713.68, £302.71 (12.6%) above the £2,410.97 mean across the 296 English authorities in the Homecost dataset (MHCLG council tax levels). A home's own band is set by the Valuation Office Agency using its estimated open-market value on 1 April 1991 in England (gov.uk), so Band D is a benchmark rather than the bill for any particular house.
About these figures
This guide is based on 626 HM Land Registry price-paid records for BS13 in 2024 and 2025 (327 in 2025), covering standard market-price sales (category A) of houses and flats, and on 4,258 energy performance certificates (the latest per address). See the Homecost guides index for the sources behind every data series. Medians are the middle value, taking the midpoint of the two middle values when the count is even, and a median is shown only where at least 30 sales support it. The Land Registry locality field is blank or "Bristol" on 301 of the 327 sales in 2025, and the most frequently named locality appears on only 17, so this guide reports postcode sectors rather than neighbourhoods. More price guides for the region are in regional prices.
To see what individual BS13 streets have sold for, try the Homecost postcode tool with BS13 8NU.