Model valuation£417,0008 Busby Close
Local market context
118 Reedley Road, Bristol, BS9 1BE
3 sales on record1 planning record
Estimated value
£1,045,000
- Since the 2016 sale (£770,000)+36%
- Against BS9 1BE's recent median (£868,000)+20%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
5
Bathrooms
2
Floor area
152 m²
1636 sq ft
Energy rating
D
Score 58
Council tax
Band F
Tenure
Owner Occupied
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
£1,045,000
- Against its 2016 sale (£770,000)+36%
- Against BS9 1BE's recent median (£868,000)+20%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 118 Reedley Road is modelled from its 152 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BS9 1BE. 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
152 m² from the EPC lodged in January 2016
Sales of this home
3 sales recorded, the latest in 2016
Recent sales in BS9 1BE
5 sales, median £868,000 (2025–2019)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | 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.
118 Reedley Road has more than tripled in price since its earliest registered sale in 2004.
Sales timeline
30 March 2016Most recent
£770,000
+40.0%over 8 years7 June 2007
£550,000
+120.0%over 3 years15 April 2004
£249,950
Median price across the last 5 sales in BS9 1BE: £868,000 (2025–2019).
Nearby sales in BS9 1BE
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 118 Reedley Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
118 Reedley Road is a five-bedroom detached house in Bristol (BS9 1BE). It has a recorded floor area of 152 m² (around 1636 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (January 2016) shows a D (score 58), a step below the typical UK home. The recommended improvements would push it to C (score 76). The latest certificate is from January 2016, so improvements made since then won't be reflected.
One planning record on file: an extension approved in 2004. Past consents include an extension, meaningful when judging how the property has evolved. Across 2004–2016, sale prices on this property compounded at 9.9% per year. Today's modelled estimate of £1,045,000 is 35.7% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£471/sq ft) was about 66.7% above the typical sold price in the postcode. On the market in March 2016 and unlisted since — roughly 10 years.
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
- Bedrooms5
- Bathrooms2
Before you decide
Everything you need to know about 118 Reedley Road
The true value, the hidden risks and the full sale history, in one report.
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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.
118 Reedley Road's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 11 Jan 2026
Current Certificate
Jan 2016EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
6.2 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 11 January 2026
Planning history
Applications and permits filed against 118 Reedley Road, Bristol, BS9 1BE, sourced from the PlanIt planning register.
1 application on record at 118 Reedley Road, Bristol, BS9 1BE
1decisions1extensions1nearby
- Jul 2004ExtensionFullOutcome in report
Extension: Two storey · Side of property
Erection of two storey side extension and dormer roof extension to front.
- Reference
- 04/02191/H
Unlock 118 Reedley Road, Bristol, BS9 1BE'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 1 notable nearby
- What the pattern means for extending or converting here
£14.99one-off · instant
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Versus other Reedley Road homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
Habitable Rooms for 118 Reedley Road runs comfortably ahead of the street norm.
Price per m²
£5,066
Street avg £4,467
Floor Area
152 m²
Street avg 150 m²
Habitable Rooms
9 rooms
Street avg 7 rooms
CO₂ Emissions
6.2 t/year
Street avg 7.5 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
164/mo
Steady year-on-year across the wider district.
Nearest stop
0.2 km
Stoke Lane — bus stop.
Closest school
0.5 km
Elmlea Infant School. 25 schools nearby.
Nearest schools
- Elmlea Infant SchoolPrimary497m
- Elmlea Junior SchoolPrimary529m
- Stoke Bishop Church of England Primary SchoolPrimary802m
- E-Act St Ursula's AcademyPrimary1.1km
Nearest stops
- Stoke LaneBus stop179m
- Rylestone GroveBus stop247m
- Hollybush LaneBus stop325m
- Transport HubBus stop341m
Most reported crime locally
- Violence & Sexual Offences670 reports26%
- Shoplifting463 reports18%
- Anti-social Behaviour363 reports14%
- Criminal Damage & Arson213 reports8%
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 BS9 1BE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.9dB
Night-time· 23:00 – 07:00
38.6dB
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 centuryDetached HouseEPC DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,645 · 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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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 118 Reedley Road is modelled from its 152 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BS9 1BE. 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. 3 sales are recorded for 118 Reedley 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 118 Reedley Road was lodged in January 2016 at band D and expired in January 2026, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 118 Reedley 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 25 schools and 30 stops listed are measured in a straight line from BS9 1BE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 118 Reedley Road is in council tax band F. 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 118 Reedley Road, Bristol, BS9 1BE. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in BS9 1BESold prices, values and energy ratings for the postcode
- BS 9 property marketPrices, postcodes, schools and transport across the district
- 118 Reedley Road, Bristol valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales