Model valuation£417,0008 Busby Close
Local market context
2 High Leaze Road, Patchway, Bristol, BS34 5AF
Estimated value
£285,000
- Since the 2022 sale (£249,000)+14%
- Against BS34 5AF's recent median (£96,800)+194%
Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
2
Bathrooms
3
Floor area
59 m²
635 sq ft
Energy rating
C
Score 77
Council tax
Band B
Tenure
Social Rental
About this valuation
How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.
Our estimate
£285,000
- Against its 2022 sale (£249,000)+14%
- Against BS34 5AF's recent median (£96,800)+194%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 High Leaze Road is modelled from its 59 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BS34 5AF. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
What it's based on
Floor area
59 m² from the EPC lodged in August 2020
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in BS34 5AF
5 sales, median £96,800 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
4 February 2022Most recent
£249,000
Median price across the last 5 sales in BS34 5AF: £96,800 (2025–2021).
Nearby sales in BS34 5AF
18 High Leaze Road, Patchway, Bristol, BS34 5AF
Sold Jul 2025
£96,80020 High Leaze Road, Patchway, Bristol, BS34 5AF
Sold Dec 2021
£80,0007 High Leaze Road, Patchway, Bristol, BS34 5AF
Sold Oct 2021
£112,00024 High Leaze Road, Patchway, Bristol, BS34 5AF
Sold Jun 2021
£80,0006 High Leaze Road, Patchway, Bristol, BS34 5AF
Sold Feb 2021
£270,000
What this page doesn't show
2 potential issues have already been flagged for 2 High Leaze Road, Patchway, Bristol, BS34 5AF. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 2 High Leaze Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 High Leaze Road is a two-bedroom end-of-terrace house in Patchway, Bristol, Bristol (BS34 5AF). It has a recorded floor area of 59 m² (around 635 sq ft), construction records dating it to 2007 onwards and council tax band B. The latest certificate (August 2020) shows a C (score 77), near the top of the C band. Earlier certificates rated it B (September 2010); the latest reading is one band lower. Between certificates, wall efficiency dropped from Very Good to Good and roof efficiency dropped from Very Good to Good. The recommended improvements would lift it to A (score 92), a 2-band jump.
Today's modelled estimate of £285,000 is 14.5% above the 2022 sale price. On a £-per-square-foot basis, the last sale (£392/sq ft) was about 211.3% above the typical sold price in the postcode. Most recent transfer: February 2022 at £249,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms2
- Bathrooms3
Before you decide
Everything you need to know about 2 High Leaze Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
2 High Leaze Road's carbon output is low for the local stock.
Current Certificate(1 of 2)
Aug 2020
EPC Rating
A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.5 t/year
Occupancy
Rented
Certificate validity
Valid until 13 August 2030
Planning history
Applications and permits filed against 2 High Leaze Road, Patchway, Bristol, BS34 5AF, sourced from the PlanIt planning register.
2 High Leaze Road has no planning applications on record.
11
But the area is active
11 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other High Leaze Road homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 2 High Leaze Road stands well clear of the street.
Price per m²
£4,220
Street avg £2,870
Floor Area
59 m²
Street avg 71 m²
Habitable Rooms
3 rooms
Street avg 4 rooms
CO₂ Emissions
1.5 t/year
Street avg 1.6 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Bristol district page.
Crime
373/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
High Leaze Road — bus stop.
Closest school
0.1 km
Charlton Wood Primary Academy. 24 schools nearby.
Nearest schools
- Charlton Wood Primary AcademyPrimary114m
- Callicroft Primary SchoolPrimary342m
- Holy Family Catholic Primary SchoolPrimary885m
- Coniston Primary SchoolPrimary1.1km
Nearest stops
- High Leaze RoadBus stop45m
- Wood StreetBus stop98m
- Fire StationBus stop308m
- Rodway Road ShopsBus stop321m
Most reported crime locally
- Violence & Sexual Offences2,023 reports34%
- Shoplifting1,186 reports20%
- Anti-social Behaviour719 reports12%
- Public Order540 reports9%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around BS34 5AF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.6dB
Night-time· 23:00 – 07:00
40.2dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 2 HomeBuyer Report
21st centuryEnd-Terrace HouseEPC C
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £545 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£288k
1 Bay Tree Close, Patchway
BS34 5EU
2 bed1 bath
£241k
1 Brick Hill Way, Patchway
BS34 5UY
2 bed2 bath
£239k
1 Arlingham Way, Patchway
BS34 5NH
2 bed
£286k
1 Birch Close, Patchway
BS34 5SB
3 bed1 bath
£159k
1 Ashley House, Elmore Road, Patchway
BS34 5NU
2 bed
£318k
1 Eagle Drive, Patchway
BS34 5RJ
3 bed
£354k
1 Clermont Close, Patchway
BS34 5QJ
3 bed2 bath
£359k
1 Donns Close, Patchway
BS34 5JW
3 bed3 bath
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 2 High Leaze Road is modelled from its 59 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BS34 5AF. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 2 High Leaze Road. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 2 High Leaze Road was lodged in August 2020 at band C and is valid until August 2030. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 2 High Leaze Road. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
- Area figures
- Crime is police-recorded street-level data over the last 16 months, which places each incident at an approximate point. The 24 schools and 30 stops listed are measured in a straight line from BS34 5AF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 High Leaze Road is in council tax band B. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 High Leaze Road, Patchway, Bristol, BS34 5AF. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in BS34 5AFSold prices, values and energy ratings for the postcode
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- 2 High Leaze Road, Patchway, Bristol valuationHow the estimate is built and what moves it
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