Model valuation£417,0008 Busby Close
Local market context
21 Hill View, Henleaze, Bristol, BS9 4QD
Notable views2 planning records
Estimated value
£973,000
- Since the 2025 sale (£865,000)+12%
- Against BS9 4QD's recent median (£675,000)+44%
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
Semi-detached
Bedrooms
5
Bathrooms
2
Floor area
232 m²
2497 sq ft
Energy rating
C
Score 76
Council tax
Band E
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
£973,000
- Against its 2025 sale (£865,000)+12%
- Against BS9 4QD's recent median (£675,000)+44%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Hill View is modelled from its 232 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BS9 4QD. 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
232 m² from the EPC lodged in April 2025
Sales of this home
2 sales recorded, the latest in 2025
Recent sales in BS9 4QD
5 sales, median £675,000 (2021–2012)
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 of 2 applications | 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.
Latest sale on 21 Hill View was the highest on Land Registry record across the postcode.
Sales timeline
19 November 2025Most recent
£865,000
+203.5%over 23 years8 August 2002
£285,000
Median price across the last 5 sales in BS9 4QD: £675,000 (2021–2012).
Nearby sales in BS9 4QD
23 Hill View, Henleaze, Bristol, BS9 4QD
Sold Dec 2021
£735,25019 Hill View, Henleaze, Bristol, BS9 4QD
Sold Jul 2020
£800,00033 Hill View, Henleaze, Bristol, BS9 4QD
Sold May 2017
£675,00025 Hill View, Henleaze, Bristol, BS9 4QD
Sold May 2012
£540,00039 Hill View, Henleaze, Bristol, BS9 4QD
Sold Jul 2010
£535,000
What this page doesn't show
2 potential issues have already been flagged for 21 Hill View, Henleaze, Bristol, BS9 4QD. 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
One time fee only - money back guarantee
About 21 Hill View
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Hill View is a five-bedroom semi-detached house in Henleaze, Bristol, Bristol (BS9 4QD). It has a recorded floor area of 232 m² (around 2497 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (April 2025) shows a C (score 76), near the top of the C band. The recommended improvements would push it to B (score 83). Other recorded features include notable views. The home occupies a cul-de-sac position.
At 232 m² the property is well over the postcode median (169 m² across 11 EPCs), placing it in the larger end of the local stock. It changed hands recently, sold November 2025 for £865,000. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2002–2025, sale prices on this property compounded at 4.9% per year. Today's modelled estimate of £973,000 is 12.5% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£346/sq ft) was about 107.7% above the typical sold price in the postcode.
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
- EnsuiteYes
Outside
- Private gardenWest-facing
- GarageYes
- Notable viewsYes
- Cul-de-sacYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 21 Hill View
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
Pick your report · from £14.99
One time fee only - money back guarantee
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
Apr 2025EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 April 2035
Planning history
Applications and permits filed against 21 Hill View, Henleaze, Bristol, BS9 4QD, sourced from the PlanIt planning register.
2 applications on record at 21 Hill View, Henleaze, Bristol, BS9 4QD
2decisions2extensions6documents7nearby
- Jan 2010ExtensionFullOutcome in report
Extension: Side of property
Construction of an extension to the side of the property, partly two-storey and partly three-storey.
- Documents
- 3 docs on file
- Reference
- 09/04667/H
- More recent applications — locked
- ExtensionMar 2010Decision
Unlock 21 Hill View, Henleaze, Bristol, BS9 4QD's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 7 notable nearby
- The 6 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Hill View homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
21 Hill View is notably below the street on years held.
Price per m²
£3,728
Street avg £2,812
Floor Area
232 m²
Street avg 173 m²
Habitable Rooms
8 rooms
Street avg 8 rooms
CO₂ Emissions
5.1 t/year
Street avg 6.3 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
0.3 km
Dorset Road — bus stop.
Closest school
0.4 km
Henleaze Junior School. 40 schools nearby.
Nearest schools
- Henleaze Junior SchoolPrimary421m
- Henleaze Infant SchoolPrimary421m
- E-Act St Ursula's AcademyPrimary658m
- Horfield Church of England Primary SchoolPrimary966m
Nearest stops
- Dorset RoadBus stop300m
- Henleaze Park DriveBus stop305m
- Lake RoadBus stop522m
- Waterdale GardensBus stop561m
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 4QD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.5dB
Night-time· 23:00 – 07:00
38.2dB
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
Early 20th centurySemi-Detached 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 £1,145 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£983k
1 Carmarthen Road
BS9 4DU
5 bed3 bath
£882k
1 Brecon Close, Henleaze
BS9 4DG
4 bed2 bath
£749k
1 Duckett Fields
BS9 4DJ
4 bed3 bath
£669k
1 Cransley Crescent
BS9 4PH
4 bed1 bath
£721k
1 Croft View
BS9 4PT
3 bed1 bath
£674k
1 Audrey Walk
BS9 4SJ
3 bed2 bath
£1.6m
1 Cavendish Road
BS9 4DZ
7 bed7 bath
£527k
1 Broadleys Avenue
BS9 4LY
3 bed2 bath
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 21 Hill View is modelled from its 232 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BS9 4QD. 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 21 Hill View. 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 21 Hill View was lodged in April 2025 at band C and is valid until April 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 21 Hill View. 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 40 schools and 30 stops listed are measured in a straight line from BS9 4QD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 Hill View is in council tax band E. 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 21 Hill View, Henleaze, Bristol, BS9 4QD. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in BS9 4QDSold prices, values and energy ratings for the postcode
- BS 9 property marketPrices, postcodes, schools and transport across the district
- 21 Hill View, Henleaze, 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