Model valuation£417,0008 Busby Close
Local market context
22 Highbury Road, Horfield, Bristol, BS7 0BZ
1 planning record
Estimated value
£214,000
- Since the 2008 sale (£120,000)+78%
- Against BS7 0BZ's recent median (£522,610)-59%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor Ground
Habitable rooms
2
From EPC
Floor area
46 m²
495 sq ft
Energy rating
C
Score 72
Council tax
Band A
Tenure
Private 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
£214,000
- Against its 2008 sale (£120,000)+78%
- Against BS7 0BZ's recent median (£522,610)-59%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Highbury Road is modelled from its 46 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BS7 0BZ. 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
46 m² from the EPC lodged in August 2020
Sales of this home
2 sales recorded, the latest in 2008
Recent sales in BS7 0BZ
5 sales, median £522,610 (2026–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
22 Highbury Road changed hands twice within eighteen months — unusual for the area.
Sales timeline
28 November 2008Most recent
£120,000
-35.8%over 1 year17 October 2007
£187,000
Median price across the last 5 sales in BS7 0BZ: £522,610 (2026–2022).
Nearby sales in BS7 0BZ
16 Highbury Road, Horfield, Bristol, BS7 0BZ
Sold Mar 2026
£471,00028 Highbury Road, Horfield, Bristol, BS7 0BZ
Sold Jul 2025
£522,61046 Highbury Road, Horfield, Bristol, BS7 0BZ
Sold Aug 2024
£556,00052 Highbury Road, Horfield, Bristol, BS7 0BZ
Sold Jun 2022
£495,00056 Highbury Road, Horfield, Bristol, BS7 0BZ
Sold Feb 2022
£535,000
What this page doesn't show
1 potential issue has already been flagged for 22 Highbury Road, Horfield, Bristol, BS7 0BZ. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About 22 Highbury Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Highbury Road is an end-of-terrace house in Horfield, Bristol, Bristol (BS7 0BZ). It has a recorded floor area of 46 m² (around 495 sq ft), construction records dating it to 1930-1949 and council tax band A. At 46 m² this is the smallest unit on EPC record across the building (46–158 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (August 2020) shows a C (score 72). When first surveyed in March 2010 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Good, window efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good.
Untraded for 18 years, with the last transfer in November 2008. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 2007–2008, sale prices on this property compounded at -32.8% per year. Today's modelled estimate of £214,000 sits 78.3% above the 2008 sale of £120,000. On a £-per-square-foot basis, the last sale (£242/sq ft) was about 22.2% above the typical sold price in the postcode. At 46 m² it sits well below the postcode median (111 m² across 23 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 87% of similar EPCs). One planning record on file: subdivision approved in 2007. Past consents include subdivision, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 22 Highbury Road
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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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.
Current Certificate(1 of 2)
Aug 2020
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.7 t/year
Occupancy
Rented
Certificate validity
Valid until 9 August 2030
Property Improvements
Changes detected from historical EPC data
Aug 2020from Mar 2010
EPC improved fromD68toC72
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Walls
Very PoorGood
Wall insulation improved
Low Energy Lighting
0%80%
More low energy lighting installed
Planning history
Applications and permits filed against 22 Highbury Road, Horfield, Bristol, BS7 0BZ, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
1 application on record at 22 Highbury Road, Horfield, Bristol, BS7 0BZ
1decisions4documents159nearby
Flagged:Subdivision
- Dec 2007SubdivisionFullOutcome in report
Proposed conversion of existing 3 bedroom dwelling into 1no two bedroom self-contained flat and 1no one bedroom self-contained flat.
- Documents
- 4 docs on file
- Reference
- 07/04945/F
Unlock 22 Highbury Road, Horfield, Bristol, BS7 0BZ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 159 notable nearby
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
297/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Wessex Avenue — bus stop.
Closest school
0.6 km
Filton Avenue Primary School. 37 schools nearby.
Nearest schools
- Filton Avenue Primary SchoolPrimary569m
- Ashley Down Primary SchoolPrimary818m
- Horfield Church of England Primary SchoolPrimary907m
- Orchard School BristolSecondary910m
Nearest stops
- Wessex AvenueBus stop151m
- Muller Road TopBus stop191m
- Filton AvenueBus stop243m
- Muller Road TopBus stop253m
Most reported crime locally
- Violence & Sexual Offences1,953 reports39%
- Anti-social Behaviour536 reports11%
- Vehicle Crime489 reports10%
- Public Order475 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 BS7 0BZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.6dB
Night-time· 23:00 – 07:00
40.6dB
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 3 Building Survey
Early 20th centuryGround Floor FlatEPC CSolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 22 Highbury Road is modelled from its 46 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BS7 0BZ. 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. 2 sales are recorded for 22 Highbury 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 22 Highbury 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. 1 application is matched to 22 Highbury 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 17 months, which places each incident at an approximate point. The 37 schools and 30 stops listed are measured in a straight line from BS7 0BZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Highbury Road is in council tax band A. 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 22 Highbury Road, Horfield, Bristol, BS7 0BZ. Each answer is also embedded as structured data for search engines.
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- Every home in BS7 0BZSold prices, values and energy ratings for the postcode
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- 22 Highbury Road, Horfield, Bristol valuationHow the estimate is built and what moves it
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