BS6 flat prices in 2026: Cotham, Redland, Bishopston

In the BS6 postcode district — Cotham, Redland and Bishopston, the Victorian inner ring north of Bristol's centre — a flat changed hands for a median of £343,775 across 254 sales in 2025 (HM Land Registry Price Paid Data, City of Bristol, fetched July 2026). That makes BS6 the city's second-dearest and second-busiest flat market, a fraction behind neighbouring Clifton (BS8).

It also makes the flat the affordable way into a district where the houses are anything but. In the same postcode and year, the median semi-detached house sold for £905,000 and the median terrace for £695,000. The flats — mostly conversions of the same grand Victorian villas — are the entry point to BS6, at roughly a third of the price of a house on the street.

Here is what the numbers say, and the running costs that come with them.

Bristol's prime flat districts, ranked

Across Bristol's four busiest inner flat outcodes, the 2025 medians line up closely at the top:

Source: HM Land Registry, 2025 completed sales, single-residential (category A), City of Bristol only (la_code E06000023).

BS6 sits £13,725 below Clifton and comfortably above the BS7 stock a little further north. The middle 50% of BS6 flat sales ran from £287,500 to £423,600 — a wide band that reflects the district's mix of one-bed conversions and large garden-flat maisonettes. For a fuller picture of the city, see our Bristol average house price guide and the Bristol city-centre flat market.

Why the flat is the entry point

BS6 is, by volume, a flat market — flats were 254 of the 477 dwellings sold in the district in 2025, or 53%. But the houses around them are among the most expensive in the city:

Source: HM Land Registry, 2025 completed sales, category A, BS6, City of Bristol.

The unusual line here is the semi-detached figure, which tops even the detached median — a signature of BS6's stock of large Victorian semi-villas in Redland and Cotham, most of them now split into flats. So the £343,775 flat median and the £905,000 semi median are frequently the same building, priced by the floor. A BS6 flat is, in effect, a share of a house that would otherwise be out of reach.

Almost every BS6 flat is leasehold

Of the 254 BS6 flats sold in 2025, 252 were leasehold — 99.2%. Across the district's flat stock as a whole, 4,172 of 4,263 flats (97.9%) are held on a lease.

That is normal for flats anywhere in England and Wales, where shared structures are almost always leasehold, but it matters for the true cost of ownership. A leaseholder typically pays an annual service charge toward the building's maintenance and, on older leases, a ground rent — costs that sit on top of the mortgage and council tax and vary building by building. The Leasehold and Freehold Reform Act 2024 has begun changing parts of this regime, including making it easier to extend a lease and banning ground rents on some new leases; the government's leasehold guidance sets out the current position. Service-charge levels are not recorded in sale data, so a buyer confirms them through the conveyancer before exchange.

The energy gap in a period-conversion district

BS6's Victorian character comes with an energy cost. Of the district's flats with an Energy Performance Certificate on file, only 37.4% are rated C or above — the weakest of Bristol's three prime flat districts:

Source: EPC Open Data, latest certificate per address, City of Bristol.

The BS6 band distribution skews to the middle and lower ratings: of 569 rated flats, the split is B 71, C 142, D 238, E 100, F 13, G 5 — no A ratings at all, and more than a third at E or below. The cause is age. Around 68% of BS6's flats sit in stock built before 1930 (290 pre-1900 and 98 from 1900–1929), against roughly 105 built since 2003. Newer purpose-built flats — the kind that lift the citywide average — are scarce in a conservation-minded Victorian district. The median BS6 flat measures about 72 m².

One caveat worth stating plainly: the modelled running-cost figures on an EPC use dated assumptions and should be read as a directional guide to a home's efficiency, not a precise bill. The gap between bands is meaningful; the pound figure is not. Our city-centre flat energy comparison sets out why newer flats tend to score better.

What a BS6 flat costs to buy and run

At the £343,775 median, the one-off and monthly costs work out as follows (July 2026 rates):

• Stamp Duty (SDLT): £7,188.75 for a home mover, an effective rate of 2.09% (2% on the slice from £125,001 to £250,000, 5% above). A first-time buyer buying their main residence pays £2,188.75, because the median sits just above the £300,000 first-time-buyer nil-rate band and relief tapers rather than disappears (HMRC, 2026). A buyer of an additional property would pay the 5% surcharge across the whole price on top — about £24,377 in total.
• Mortgage: with a 25% deposit (£85,944), a £257,831 loan at the Bank of England's latest quoted 75% LTV five-year fixed rate of 4.32% over 25 years costs roughly £1,407 a month. A 10% deposit would be £34,378. Your own rate will depend on your lender, deposit and credit profile.
• Council tax: Bristol's 2026-27 Band D charge is £2,713.68, or about £226 a month (Bristol City Council). Most flats fall in Bands A–C, so many bills are lower.

Taken together, mortgage plus council tax on a median BS6 flat comes to about £1,633 a month, with council tax making up roughly 14% of that — before service charge, energy, insurance and maintenance, which vary by building. You can model the purchase costs with the stamp duty calculator and the monthly payment with the mortgage calculator.

This is general information, not advice. Speak to a qualified adviser before acting.

See the true cost for a specific street

Every BS6 street prices differently: BS6 5BQ saw five flat sales in 2025 averaging £241,100, while BS6 6BJ averaged £635,250 over the same number. To see the last sold prices, energy ratings and full running costs for any address, enter a postcode — try BS6 5BQ — or browse more regional price guides.

Figures based on HM Land Registry Price Paid Data (2025 completed sales), EPC Open Data, and Bristol City Council's 2026-27 council tax schedule. See all guides for methodology.