Model valuation£417,0008 Busby Close
Local market context
22 Comb Paddock, Bristol, BS9 4UG
Estimated value
£338,000
- Since the 2006 sale (£148,000)+128%
- Against BS9 4UG's recent median (£355,000)-5%
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
Bedrooms
2
Bathroom
1
Floor area
78 m²
840 sq ft
Energy rating
D
Score 61
Council tax
Band C
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
£338,000
- Against its 2006 sale (£148,000)+128%
- Against BS9 4UG's recent median (£355,000)-5%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Comb Paddock is modelled from its 78 m² EPC floor area, its 2 recorded sales 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
78 m² from the EPC lodged in May 2018
Sales of this home
2 sales recorded, the latest in 2006
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.
22 Comb Paddock's modelled value sits at over four times its earliest registered sale price (2001).
Sales timeline
28 September 2006Most recent
£148,000
+78.3%over 5 years17 May 2001
£83,000
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 22 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 22 Comb Paddock
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Comb Paddock is a two-bedroom semi-detached house in Bristol (BS9 4UG). It has a recorded floor area of 78 m² (around 840 sq ft), construction records dating it to 1976-1982 and council tax band C. The latest certificate (May 2018) shows a D (score 61), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 88), a 2-band jump.
It hasn't traded since September 2006, a hold of 20 years that's notably long for the area. Across 2001–2006, sale prices on this property compounded at 11.4% per year. Today's modelled estimate of £338,000 sits 128.4% above the 2006 sale of £148,000. On a £-per-square-foot basis, the last sale (£176/sq ft) was about 16.6% below the postcode norm.
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
- Bedrooms2
- Bathrooms1
Building
- Heating systemGas
Before you decide
Everything you need to know about 22 Comb Paddock
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
May 2018EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 7 May 2028
Planning history
Applications and permits filed against 22 Comb Paddock, Bristol, BS9 4UG, sourced from the PlanIt planning register.
22 Comb Paddock 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.
EPC Rating for 22 Comb Paddock lags the street by a wide margin.
Price per m²
£1,897
Street avg £3,362
Floor Area
78 m²
Street avg 78 m²
Habitable Rooms
5 rooms
Street avg 4 rooms
CO₂ Emissions
3.7 t/year
Street avg 2.7 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
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 HouseEPC 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.
From £595 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£326k
1 Cardigan Mews, Henleaze
BS9 4JJ
2 bed
£419k
1 Bibury Crescent, Westbury On Trym
BS9 4PP
2 bed1 bath
£272k
1 Downs Court, Henleaze Road
BS9 4NN
2 bed2 bath
£229k
1 Cheriton Place, Westbury On Trym
BS9 4AW
2 bed
£385k
1 Comb Paddock
BS9 4UG
3 bed1 bath
£527k
1 Broadleys Avenue
BS9 4LY
3 bed2 bath
£674k
1 Audrey Walk
BS9 4SJ
3 bed2 bath
£721k
1 Croft View
BS9 4PT
3 bed1 bath
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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 22 Comb Paddock is modelled from its 78 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 22 Comb Paddock. 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 Comb Paddock was lodged in May 2018 at band D and is valid until May 2028. 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 22 Comb Paddock. 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
- 22 Comb Paddock 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 22 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
- 22 Comb Paddock, 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