# House prices in BS25 5 (Sandford)

## Defining 'BS25 5'

This analysis is limited to properties whose postcode starts with "BS25 5", this is also called the postcode sector. It is shown in red on the map above. There are no official names for postcode sectors so I've just labelled it Sandford.

You can click on the map labels to change to a neighbouring sector, or you can enter a different postcode sector (e.g. CM23 4) below.

FYI, a postcode sector is the full postcode without the last two letters.

## Price per square metre

Knowing the average house price in Sandford is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area
E.g. 74, Station Road, Sandford, sold for £800,000 on Dec-2023. Given the internal area of 267 square metres, the price per sqm is £2,996.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-) They may want to convert square meters on this page to square feet.

The chart below is called a histogram, it helps you see the distribution of this house price per sqm data. To make this chart we put the sales data into a series of £ per sqm 'buckets' (e.g. £4,350-£4,500, £4,500-£4,650, £4,650-£4,800 etc...) we then count the number of sales with within in each bucket and plot the results. The chart is based on 35 sales in Sandford (BS25 5) that took place in the last two years.

##### Distribution of £ per sqm for Sandford
Distribution of £ per sqm house prices in Sandford

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in Sandford (BS25 5). Of the 35 transactions, half were sold for between £3,360 and £4,430 per square metre. The median, or 'middle', price per square metre in 'BS25 5' is £3,870. Notably, only 25% of properties that sold recently were valued at more than £4,430 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of homes.

## Price map for Sandford

Do have a look at the interactive price map I created. I find it useful and I am sure it will help you in exploring Sandford. You can zoom in all the way to individual properties and then all the way back out to see the whole country. The colours show the current estimated property values.

House price heatmap for Sandford

## Comparison with neighbouring postcode sectors

The table below shows how 'BS25 5' compares to neighbouring postcode sectors.

Postcode sector Lower quartile Middle quartile Upper quartile
BS25 5 Sandford £3,360 sqm £3,870 sqm £4,430 sqm
BS25 1 Winscombe £3,160 sqm £3,780 sqm £4,400 sqm

## Will Sandford house prices drop in 2024?

I cannot tell the future and don't believe anyone who says they can. I can however plot price trends - I have done this in the chart below for BS25 5 (Sandford) compared with both the wider area BS25 and inflation (CPIH from the Office of National Statistics). The dashed trend lines in the chart show the average over time.

##### Historic price per square metre in Sandford,Sandford
House price trends for Sandford

For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

##### Most recent BS25 5 sales
Recent trends for Sandford

Data from Land Registry comes in gradually over time. I update it every month but it takes about 5 months for the majority of sales for Sandford to be recorded. Disclaimer: I do not verify and cannot guarantee the accuracy of any data shown. Outliers exist in the data, typically these are where the EPC registry records the internal area incorrectly, sometimes although very rarely the Land Registry price paid data can be wrong. The data provided throughout this website about Sandford and any other area, is not financial advice. Any information provided does not and cannot ever take in to account the particular financial situation, objectives or property needs of either you or anyone reading this information.

## Street level data

Street Avg size Avg £sqm Recent sales
Greenhill Road, Sandford, BS25 5P 153 sqm £3,538 11
Front Street, Sandford, BS25 5N 192 sqm £3,970 6
New Road, Sandford, BS25 5N 148 sqm £3,653 6
Station Road, Sandford, BS25 5R 187 sqm £2,994 6
Bristol Road, Sandford, BS25 5N 158 sqm £3,235 5
Somerville Road, Sandford, BS25 5R 78 sqm £4,320 5

## New build activity

Street Avg size Avg £sqm New build sales
Dabinett Drive, Sandford, BS25 5A 109 sqm £3,835 14
Hapil Close, Sandford, BS25 5A 67 sqm £3,609 10

Dabinett Drive, Sandford, BS25 5A has seen 14 new build sales in the last 4 years (average price £390,832). These new build homes typically have an internal area of 109 sqm, with an average price of £3,835 sqm. This £sqm average is £-35 below the average for BS25 5. New builds typically command a £ per sqm premium. In the case of Dabinett Drive the premium seems not to exist. Without more info we can only speculate why this may be. Perhaps it may be greater density and smaller gardens, but this is just a guess.

## Raw data

Our analysis of Sandford is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.