Model valuation£417,0008 Busby Close
Local market context
12a, Comb Paddock, Bristol, BS9 4UG
Estimated value
£349,000
- Against BS9 4UG's recent median (£355,000)-2%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
3
From EPC
Floor area
75 m²
807 sq ft
Energy rating
D
Score 67
Council tax
Band C
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
£349,000
- Against BS9 4UG's recent median (£355,000)-2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12a is modelled from its 75 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in BS9 4UG. 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
75 m² from the EPC lodged in April 2024
Sales of this home
No sale recorded since 1995
Recent sales in BS9 4UG
5 sales, median £355,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 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.
12a has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in BS9 4UG: £355,000 (2025–2023).
What this page doesn't show
2 potential issues have already been flagged for 12a, Comb Paddock, Bristol, BS9 4UG. 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 12a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12a is a semi-detached house in Bristol (BS9 4UG). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 1976-1982 and council tax band C. The latest certificate (April 2024) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump.
Before you decide
Everything you need to know about 12a
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
Apr 2024EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.0 t/year
Occupancy
Rented
Certificate validity
Valid until 30 April 2034
Planning history
Applications and permits filed against 12a, Comb Paddock, Bristol, BS9 4UG, sourced from the PlanIt planning register.
12a has no planning applications on record.
7
But the area is active
7 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Comb Paddock homes
Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.
12a is notably below the street on habitable rooms.
EPC Rating
67 (D)
Street avg 69 (D)
Floor Area
75 m²
Street avg 78 m²
CO₂ Emissions
3.0 t/year
Street avg 2.7 t/year
Habitable Rooms
3 rooms
Street avg 5 rooms
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
Vintery Leys — bus stop.
Closest school
0.3 km
Westbury-On-Trym Church of England Academy. 32 schools nearby.
Nearest schools
- Westbury-On-Trym Church of England AcademyPrimary320m
- Badocks Wood E-ACT AcademyPrimary557m
- Bristol Free SchoolSecondary805m
- E-Act St Ursula's AcademyPrimary854m
Nearest stops
- Vintery LeysBus stop150m
- Cheriton PlaceBus stop214m
- Vintery LeysBus stop231m
- Glenwood RoadBus stop295m
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 4UG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.5dB
Night-time· 23:00 – 07:00
38.3dB
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
Late 20th centurySemi-Detached BungalowEPC D
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.
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£346k
1 Albert Place, Westbury On Trym
BS9 4AF
£337k
1 Cote Bank House, Clover Ground
BS9 4UA
£367k
1 Amelia Lodge, Henleaze Terrace
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£326k
1 Cardigan Mews, Henleaze
BS9 4JJ
2 bed
£385k
1 Comb Paddock
BS9 4UG
3 bed1 bath
£316k
1 Clover Ground
BS9 4UF
£419k
1 Bibury Crescent, Westbury On Trym
BS9 4PP
2 bed1 bath
£272k
1 Downs Court, Henleaze Road
BS9 4NN
2 bed2 bath
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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 12a is modelled from its 75 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in BS9 4UG. 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. No sale is recorded for 12a, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 12a was lodged in April 2024 at band D and is valid until April 2034. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 12a. 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 32 schools and 30 stops listed are measured in a straight line from BS9 4UG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12a is in council tax band C. 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 12a, Comb Paddock, Bristol, BS9 4UG. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in BS9 4UGSold prices, values and energy ratings for the postcode
- BS 9 property marketPrices, postcodes, schools and transport across the district
- 12a, Comb Paddock, Bristol valuationHow the estimate is built and what moves it
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