Authored by the expert who managed and guided the team behind the United Kingdom Property Pack
Yes, the analysis of Bristol's property market is included in our pack
Bristol is one of the UK's most dynamic property markets, combining strong rental demand, a growing tech sector, and major regeneration projects around Temple Meads station.
We constantly update this blog post with the latest data and insights so you always have fresh, reliable information about Bristol's neighborhoods and investment opportunities.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Bristol.
What's the Current Real Estate Market Situation by Area in Bristol?
Which areas in Bristol have the highest property prices per square meter in 2026?
As of early 2026, the three most expensive areas in Bristol for property prices per square meter are Clifton and Hotwells (BS8), Redland and Cotham (BS6), and Bishopston and Horfield (BS7), where average sold prices range from around £477,000 to over £560,000.
In these premium Bristol neighborhoods, typical prices per square meter range from roughly £4,800 to £6,500, with period flats and smaller units at the higher end and larger Victorian terraces often lower on a per-square-meter basis because they have more floor area.
Each of these expensive Bristol areas commands high prices for different reasons:
- Clifton and Hotwells (BS8): period Georgian and Victorian stock, proximity to Clifton Village, and green spaces like the Downs
- Redland and Cotham (BS6): sought-after Victorian terraces near Gloucester Road's independent shops and excellent school catchments
- Bishopston and Horfield (BS7): family-friendly streets with larger homes, good transport links, and steady owner-occupier demand
Which areas in Bristol have the most affordable property prices in 2026?
As of early 2026, the most affordable areas to buy property in Bristol include Hengrove and Whitchurch (BS14) at around £311,000 average, parts of Stokes Croft and St Paul's (BS2) at roughly £320,000, and City Centre flats (BS1) averaging around £334,000.
In these lower-priced Bristol neighborhoods, you can expect to pay roughly £2,800 to £4,000 per square meter, which represents a significant discount compared to the premium western suburbs.
However, these affordable Bristol areas come with trade-offs: BS14 is further from the city center with less vibrant nightlife, BS2 varies dramatically street by street with some pockets requiring more due diligence on safety, and BS1 is dominated by leasehold flats where service charges, ground rent terms, and potential cladding issues can add complexity.
You can also read our latest analysis regarding housing prices in Bristol.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of the UK. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which Areas in Bristol Offer the Best Rental Yields?
Which neighborhoods in Bristol have the highest gross rental yields in 2026?
As of early 2026, the Bristol neighborhoods with the highest gross rental yields include Hengrove and Whitchurch (BS14) at around 5.4%, Southmead and Sea Mills (BS10) at roughly 5.4%, City Centre and Redcliffe (BS1) at about 5.4%, and Bedminster and Southville (BS3) at approximately 4.3%.
Across Bristol as a whole, typical gross rental yields range from around 3.5% in premium areas like Clifton (BS8) up to 5.5% or higher in more affordable outer neighborhoods, with the citywide average sitting around 4.5% to 5%.
Each high-yielding Bristol neighborhood delivers strong returns for specific reasons:
- Hengrove and Whitchurch (BS14): lower entry prices around £311,000 with median rents near £1,400 per month
- Southmead and Sea Mills (BS10): family-focused rental demand and average prices around £357,000 with rents near £1,600
- City Centre and Redcliffe (BS1): constant tenant flow from young professionals, but watch leasehold costs carefully
- Bedminster and Southville (BS3): trendy lifestyle appeal with strong demand from sharers and young professionals
Finally, please note that we cover the rental yields in Bristol here.
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Which Areas in Bristol Are Best for Short-Term Vacation Rentals?
Which neighborhoods in Bristol perform best on Airbnb in 2026?
As of early 2026, the Bristol neighborhoods that perform best on Airbnb include Harbourside and Wapping Wharf (BS1), Old City and King Street (BS1), Clifton Village and Hotwells (BS8), and Redcliffe near Temple Meads station (BS1), where occupancy rates average around 70% and nightly rates range from £100 to £150.
Top-performing Airbnb properties in these central Bristol locations typically generate monthly revenues between £1,800 and £3,500, depending on property size and seasonal demand, with annual revenues averaging around £28,000 for well-managed listings.
Each of these Bristol short-term rental hotspots outperforms for distinct reasons:
- Harbourside and Wapping Wharf (BS1): waterfront views, restaurants, and walking distance to attractions
- Old City and King Street (BS1): nightlife, St Nicholas Market, and central location for weekend visitors
- Clifton Village and Hotwells (BS8): classic Bristol architecture, the Suspension Bridge, and upmarket appeal
- Redcliffe near Temple Meads (BS1): direct train access makes it ideal for business travelers
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Bristol.
Which tourist areas in Bristol are becoming oversaturated with short-term rentals?
The Bristol areas showing signs of short-term rental oversaturation include the City Centre core around Harbourside (BS1), Clifton Village and surrounding streets (BS8), and the Old City around King Street, where listing density has increased substantially over recent years.
In these oversaturated Bristol neighborhoods, there are now nearly 2,000 active Airbnb listings citywide, with the highest concentrations in BS1 and BS8, meaning new hosts face direct competition from dozens of similar properties within walking distance.
The clearest sign of oversaturation in these Bristol areas is price competition: hosts are increasingly forced to offer discounts during off-peak periods, and occupancy rates for newer listings often lag behind established properties with strong review histories.
We have made this infographic to give you a quick and clear snapshot of the property market in the UK. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which Areas in Bristol Are Best for Long-Term Rentals?
Which neighborhoods in Bristol have the strongest demand for long-term tenants?
The Bristol neighborhoods with the strongest long-term tenant demand include City Centre and Redcliffe (BS1), Southville and Bedminster (BS3), Redland and Cotham (BS6), and Southmead and Sea Mills (BS10), where rental listings typically find tenants within two to four weeks.
In these high-demand Bristol rental areas, vacancy rates hover around 1% to 2%, well below the historical average of 3% to 4%, reflecting the tight supply and strong tenant competition that characterizes the Bristol market in early 2026.
Each of these Bristol neighborhoods attracts a distinct tenant profile:
- City Centre and Redcliffe (BS1): young professionals in finance, tech, and creative industries seeking walkability
- Southville and Bedminster (BS3): sharers and young couples drawn to the cafe and bar scene
- Redland and Cotham (BS6): postgraduate students and academics near the University of Bristol
- Southmead and Sea Mills (BS10): value-focused families seeking more space for their money
The key amenity driving demand across these Bristol neighborhoods is excellent transport links, whether that means walkability to Temple Meads station in BS1, access to Gloucester Road's independent shops in BS6, or proximity to good schools in BS10.
Finally, please note that we provide a very granular rental analysis in our property pack about Bristol.
What are the average long-term monthly rents by neighborhood in Bristol in 2026?
As of early 2026, median monthly rents in Bristol vary significantly by neighborhood, ranging from around £1,400 in Hengrove (BS14) up to £2,145 in Bishopston and Horfield (BS7), with the citywide average sitting at approximately £1,858.
In Bristol's most affordable rental neighborhoods like Hengrove (BS14) and parts of East Bristol (BS5), entry-level apartments typically rent for £1,100 to £1,400 per month, making them accessible for budget-conscious tenants.
In mid-range Bristol neighborhoods like Bedminster (BS3) and City Centre (BS1), average rents for a typical apartment run between £1,450 and £1,600 per month, balancing location quality with relative affordability.
In premium Bristol neighborhoods like Clifton (BS8) and Redland (BS6), high-end apartments command rents of £1,650 to £1,800 per month, with larger family homes reaching well above £2,000.
You may want to check our latest analysis about the rents in Bristol here.
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Which Are the Up-and-Coming Areas to Invest in Bristol?
Which neighborhoods in Bristol are gentrifying and attracting new investors in 2026?
As of early 2026, the Bristol neighborhoods that are actively gentrifying and attracting new investors include Easton and St George (BS5), Totterdown and Knowle (BS4), and the Temple Meads and St Philip's Marsh edge (BS2), where improving amenities and relative affordability create compelling value propositions.
These gentrifying Bristol neighborhoods have experienced annual price appreciation of roughly 5% to 7% in recent years, with five-year growth rates of 28% to 36% in areas like Easton (BS5), outpacing the citywide average and premium established neighborhoods.
Which areas in Bristol have major infrastructure projects planned that will boost prices?
The Bristol areas with major infrastructure projects expected to boost property prices include Temple Meads and St Philip's Marsh (BS2/BS5), which sits at the heart of the Bristol Temple Quarter regeneration, one of Europe's largest urban development schemes.
Specific infrastructure projects underway include the Network Rail Temple Meads transformation with £130 million in station improvements, the University of Bristol's £500 million Temple Quarter Enterprise Campus opening in September 2026, and West of England Combined Authority transport upgrades improving regional connectivity.
Historically, major infrastructure projects in Bristol have delivered price uplifts of 10% to 20% in nearby areas within three to five years of completion, as seen with the Wapping Wharf development and earlier Harbourside regeneration, though such gains typically arrive gradually rather than immediately.
You'll find our latest property market analysis about Bristol here.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in the UK versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which Areas in Bristol Should I Avoid as a Property Investor?
Which neighborhoods in Bristol with lots of problems I should avoid and why?
Rather than naming entire neighborhoods, the Bristol areas that present the most investor risk are specific streets and micro-locations with flood exposure, elevated crime, or problematic leasehold structures, which require careful due diligence regardless of the postcode.
The main problems affecting Bristol investment properties by area type include:
- Flood-risk pockets near the River Avon and Floating Harbour: can increase insurance costs and reduce resale liquidity
- High-crime micro-areas in parts of BS2 and BS5: may lead to higher voids and tenant turnover
- Problematic leasehold blocks in BS1: service charge shocks, cladding uncertainty, or short leases can destroy returns
For these Bristol problem areas to become viable investments, flood-risk properties would need comprehensive flood defenses and insurance availability, high-crime streets would require sustained community improvement, and problematic leasehold blocks would need freeholder cooperation on service charge reform and lease extensions.
Buying a property in the wrong neighborhood is one of the mistakes we cover in our list of risks and pitfalls people face when buying property in Bristol.
Which areas in Bristol have stagnant or declining property prices as of 2026?
As of early 2026, the Bristol areas most at risk of price stagnation include some City Centre flat-heavy pockets (BS1) where oversupply of similar units and leasehold costs weigh on buyer appetite, and certain outer suburbs where affordability ceilings have been reached.
These potentially stagnant Bristol areas have seen price growth of just 0% to 2% over the past year, compared to 4% to 6% in more dynamic neighborhoods, with flat values in BS1 actually declining by around 2.6% year-on-year according to recent ONS data.
The underlying causes of price weakness vary by Bristol area:
- City Centre flats (BS1): oversupply of similar one and two-bedroom apartments competing for the same buyer pool
- Some outer suburbs: local incomes have hit an affordability ceiling, limiting further price growth
- Older leasehold blocks: service charge increases and cladding concerns make buyers cautious
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Which Areas in Bristol Have the Best Long-Term Appreciation Potential?
Which areas in Bristol have historically appreciated the most recently?
The Bristol areas that have historically appreciated the most over the past five to ten years include Easton (BS5), Southville and Bedminster (BS3), Knowle and Brislington (BS4), and Horfield (BS7), where period housing stock and improving amenities have driven strong buyer demand.
Approximate appreciation figures for these top-performing Bristol areas include:
- Easton (BS5): roughly 34% to 36% growth over five years, or about 6% to 7% annually
- Knowle and Brislington (BS4): approximately 31% over five years, the strongest in the city
- Southville and Bedminster (BS3): around 28% over five years with 4% recent annual growth
- Horfield (BS7): roughly 28% to 30% over five years with consistent family demand
The main driver of above-average appreciation in these Bristol areas has been the "spillover effect" from already-expensive neighboring districts, combined with improving local amenities like cafes, restaurants, and better transport links that attract buyers priced out of premium cores.
By the way, you will find much more detailed trends and forecasts in our pack covering there is to know about buying a property in Bristol.
Which neighborhoods in Bristol are expected to see price growth in coming years?
The Bristol neighborhoods expected to see the strongest price growth in the coming years include Totterdown and Knowle (BS4), Easton and St George (BS5), the Temple Meads and St Philip's Marsh edge (BS2), and parts of Bedminster (BS3), where existing demand, regeneration catalysts, and remaining affordability gaps align.
Projected annual price growth for these high-potential Bristol neighborhoods includes:
- Totterdown and Knowle (BS4): approximately 4% to 6% annually, supported by Temple Meads proximity
- Easton and St George (BS5): roughly 5% to 7% annually as the affordability gap versus BS6 narrows
- Temple Meads edge (BS2): potential for 6% to 8% growth as regeneration delivers
- Bedminster (BS3): steady 3% to 5% annual growth with ongoing lifestyle appeal
The single most important catalyst expected to drive future price growth in these Bristol neighborhoods is the Temple Quarter regeneration program, which will deliver 10,000 new homes, 22,000 jobs, and £1.6 billion in annual economic boost to the surrounding areas over the next 25 years.
We made this infographic to show you how property prices in the UK compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What Do Locals and Expats Really Think About Different Areas in Bristol?
Which areas in Bristol do local residents consider the most desirable to live?
The Bristol areas that local residents consider most desirable to live include Clifton and Hotwells (BS8), Redland and Cotham (BS6), and Southville (BS3), where people consistently pay premium prices, revealing strong preferences through their purchasing behavior.
Each of these locally-preferred Bristol areas offers distinct qualities:
- Clifton and Hotwells (BS8): Georgian architecture, the Suspension Bridge, village atmosphere, and green spaces
- Redland and Cotham (BS6): Victorian character homes, excellent schools, and Gloucester Road's independent shops
- Southville (BS3): bohemian cafe culture, North Street's restaurants, and a strong community feel
The typical resident demographic in these desirable Bristol areas includes established families with children in BS6, affluent professionals and retirees in BS8, and younger creative professionals and couples in BS3.
Local Bristol preferences largely align with what foreign investors typically target, though locals tend to prioritize school catchments and community feel, while investors often focus more heavily on transport links and rental yield potential.
Which neighborhoods in Bristol have the best reputation among expat communities?
The Bristol neighborhoods with the best reputation among expat communities include City Centre and Harbourside (BS1), Clifton Village and Hotwells (BS8), and Redland (BS6), where walkability, international amenities, and easy transport connections create a comfortable environment for newcomers.
Each of these expat-friendly Bristol neighborhoods appeals for specific reasons:
- City Centre and Harbourside (BS1): walkable waterfront living with restaurants, Temple Meads access, and no car needed
- Clifton Village and Hotwells (BS8): prestige address with classic British architecture and proximity to the university
- Redland (BS6): family-friendly streets with good schools and an established international community
The typical expat profile in these popular Bristol neighborhoods includes corporate relocatees and their families, international academics at the University of Bristol, tech professionals working for Bristol's growing startup sector, and lifestyle migrants seeking quality of life outside London.
Which areas in Bristol do locals say are overhyped by foreign buyers?
The Bristol areas that locals often consider overhyped by foreign buyers include City Centre new-build flats (BS1), parts of Clifton (BS8), and Harbourside waterfront apartments, where marketing to international investors can inflate expectations beyond sustainable returns.
The main reasons locals consider these Bristol areas overvalued include:
- City Centre new-build flats (BS1): high service charges and similar competing units compress actual returns
- Parts of Clifton (BS8): prestige pricing means yields are tight at around 3%, which may disappoint income-focused investors
- Harbourside waterfront apartments: strong marketing creates expectations that occupancy rates may not consistently meet
Foreign buyers are typically attracted to these Bristol areas by professional marketing, walkability, and architectural appeal, while locals recognize that the premium pricing often delivers lower net returns than less glamorous but fundamentally stronger neighborhoods.
By the way, we've written a blog article detailing the experience of buying a property as a foreigner in Bristol.
Which areas in Bristol are considered boring or undesirable by residents?
The Bristol areas that residents commonly consider boring or undesirable include some outer suburbs with limited walkable amenities, certain industrial-edge locations, and areas with poor public transport connections, though "boring" is highly subjective and such areas often offer better value.
The main reasons residents find certain Bristol areas less appealing include:
- Some outer suburbs: limited cafes, restaurants, and nightlife compared to inner-city alternatives
- Industrial-edge locations: less attractive streetscapes and fewer green spaces
- Areas with poor transit: car dependency reduces lifestyle appeal for younger residents
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What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Bristol, we always rely on the strongest methodology we can and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why It's Authoritative | How We Used It |
|---|---|---|
| Office for National Statistics (ONS) | UK's official statistics office with Land Registry data | We anchored Bristol-wide price and rent trends to official figures. We used it as a reality check against portal data. |
| UK House Price Index (UK HPI) | Government-backed index combining Land Registry and ONS inputs | We framed the market cycle for early 2026. We cross-checked neighborhood signals to avoid overreacting to quirks. |
| Rightmove Sold Prices | UK's largest property portal with verified transaction data | We estimated typical achieved prices by postcode district. We combined these with rent data to calculate yields. |
| Home.co.uk Rental Statistics | Transparent daily-updated advertised rent data with medians | We used median asking rents by postcode to avoid outlier distortion. We paired these with sold prices for yield estimates. |
| Valuation Office Agency (VOA) | Government valuation body with official rental statistics | We validated that portal rents match broader market reality. We used bedroom splits to check property type assumptions. |
| Environment Agency Flood Map | Official flood-risk mapping for UK planning and conveyancing | We flagged Bristol micro-areas where flood risk affects insurance. We treat this as a non-negotiable risk overlay. |
| Police.uk Crime Data | UK's official public crime data from police forces | We used it to identify high-crime micro-areas for risk screening. We recommend it as a tool rather than a substitute for visits. |
| Bristol Temple Quarter | Official regeneration program website with delivery updates | We tracked regeneration progress for price growth projections. We identified corridors likely to benefit from investment. |
| Network Rail Temple Meads | Infrastructure owner leading station-area regeneration | We explained why Temple Meads attracts developer interest. We treat station-led regeneration as a medium-term driver. |
| Inside Airbnb Bristol | Transparent open-methodology short-term rental dataset | We approximated listing concentration and oversupply risk. We cross-checked against tourism hubs and pricing signals. |
| AirDNA | Major industry analytics provider for professional hosts | We grounded occupancy and ADR expectations with real data. We translated city-level performance into neighborhood logic. |
| Savills UK Research | Established global real estate consultancy with published methods | We triangulated near-term UK price growth expectations. We used it for macro backdrop rather than micro-pricing. |
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