Model valuation£417,0008 Busby Close
Local market context
80 Hill View, Henleaze, Bristol, BS9 4QG
1 planning record
Estimated value
£847,000
- Since the 2010 sale (£390,000)+117%
- Against BS9 4QG's recent median (£565,000)+50%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
4
Bathroom
1
Floor area
150 m²
1615 sq ft
Energy rating
D
Score 68
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
£847,000
- Against its 2010 sale (£390,000)+117%
- Against BS9 4QG's recent median (£565,000)+50%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 80 Hill View is modelled from its 150 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BS9 4QG. 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
150 m² from the EPC lodged in May 2021
Sales of this home
2 sales recorded, the latest in 2010
Recent sales in BS9 4QG
5 sales, median £565,000 (2026–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 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.
80 Hill View valuation sits well clear of the typical sold price in this postcode.
Sales timeline
23 May 2010Most recent
£390,000
+28.7%over 7 years17 December 2002
£303,000
Median price across the last 5 sales in BS9 4QG: £565,000 (2026–2016).
Nearby sales in BS9 4QG
108 Hill View, Henleaze, Bristol, BS9 4QG
Sold Jan 2026
£750,000106 Hill View, Henleaze, Bristol, BS9 4QG
Sold May 2020
£565,000100 Hill View, Henleaze, Bristol, BS9 4QG
Sold Jan 2019
£575,00088 Hill View, Henleaze, Bristol, BS9 4QG
Sold May 2014
£441,00094 Hill View, Henleaze, Bristol, BS9 4QG
Sold Jan 2013
£480,000
What this page doesn't show
2 potential issues have already been flagged for 80 Hill View, Henleaze, Bristol, BS9 4QG. 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 80 Hill View
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
80 Hill View is a four-bedroom end-of-terrace house in Henleaze, Bristol, Bristol (BS9 4QG). It has a recorded floor area of 150 m² (around 1615 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (May 2021) shows a D (score 68), on the cusp of jumping into the C band. When first surveyed in December 2009 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Poor to Good, window efficiency went from Poor to Good and lighting went from Average to Very Good. The recommended improvements would lift it to B (score 82), a 2-band jump. Period features are noted in the property record.
It hasn't traded since May 2010, a hold of 16 years that's notably long for the area. Across 2002–2010, sale prices on this property compounded at 3.5% per year. Today's modelled estimate of £847,000 sits 117.2% above the 2010 sale of £390,000. On a £-per-square-foot basis, the last sale (£242/sq ft) was about 15.5% below the postcode norm. At 150 m² it's 25% larger than the typical home in the postcode (120 m² median across 9 EPCs). One historical planning record sits against the property in 2010.
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
- Bedrooms4
- Bathrooms1
- Open-plan layoutYes
- CloakroomYes
- StudyYes
Outside
- Private gardenSouth-facing
- GarageYes
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 80 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
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
May 2021
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 May 2031
Property Improvements
Changes detected from historical EPC data
May 2021from Dec 2009
EPC improved fromF36toD68
Heating Controls
Prog + TRVsFull Control
Heating controls upgraded for better temperature management
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
25%91%
More low energy lighting installed
Planning history
Applications and permits filed against 80 Hill View, Henleaze, Bristol, BS9 4QG, sourced from the PlanIt planning register.
1 application on record at 80 Hill View, Henleaze, Bristol, BS9 4QG
1decisions1extensions4documents7nearby
- Oct 2010ExtensionOutlineOutcome in report
Extension: Rear of property
Application for a certificate of lawful development relating to the construction of a single-storey rear extension.
- Documents
- 4 docs on file
- Reference
- 10/03440/CP
Unlock 80 Hill View, Henleaze, Bristol, BS9 4QG'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 7 notable nearby
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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One time fee only - money back guarantee
Versus other Hill View homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 80 Hill View runs comfortably ahead of the street norm.
Price per m²
£2,600
Street avg £3,643
Floor Area
150 m²
Street avg 127 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
5.5 t/year
Street avg 6.6 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.
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
0.1 km
Lake Road — bus stop.
Closest school
0.7 km
Horfield Church of England Primary School. 37 schools nearby.
Nearest schools
- Horfield Church of England Primary SchoolPrimary679m
- Henleaze Junior SchoolPrimary828m
- Henleaze Infant SchoolPrimary828m
- Westbury-On-Trym Church of England AcademyPrimary841m
Nearest stops
- Lake RoadBus stop134m
- Waterdale GardensBus stop157m
- Glenwood RoadBus stop260m
- Vintery LeysBus stop330m
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 4QG 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
38.0dB
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 centuryEnd-Terrace HouseEPC DExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property has been extended more than once and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
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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 80 Hill View is modelled from its 150 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BS9 4QG. 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 80 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 80 Hill View was lodged in May 2021 at band D and is valid until May 2031. 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 80 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 37 schools and 30 stops listed are measured in a straight line from BS9 4QG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 80 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 80 Hill View, Henleaze, Bristol, BS9 4QG. Each answer is also embedded as structured data for search engines.
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