Model valuation£417,0008 Busby Close
Local market context
22 River Leys, Swindon Village, Cheltenham, GL51 9RY
Estimated value
£189,000
- Since the 1998 sale (£44,500)+325%
- Against GL51 9RY's recent median (£117,500)+61%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
3
From EPC
Floor area
51 m²
549 sq ft
Energy rating
C
Score 75
Council tax
Band B
Tenure
Private 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
£189,000
- Against its 1998 sale (£44,500)+325%
- Against GL51 9RY's recent median (£117,500)+61%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 River Leys is modelled from its 51 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GL51 9RY. 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
51 m² from the EPC lodged in January 2024
Sales of this home
1 sale recorded, the latest in 1998
Recent sales in GL51 9RY
5 sales, median £117,500 (2025–2025)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 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 River Leys's modelled value sits at over four times its earliest registered sale price (1998).
Sales timeline
16 January 1998Most recent
£44,500
Median price across the last 5 sales in GL51 9RY: £117,500 (2025–2025).
Nearby sales in GL51 9RY
40 River Leys, Swindon Village, Cheltenham, GL51 9RY
Sold Oct 2025
£117,50023 River Leys, Swindon Village, Cheltenham, GL51 9RY
Sold Jul 2025
£175,00030 River Leys, Swindon Village, Cheltenham, GL51 9RY
Sold May 2025
£135,00057 River Leys, Swindon Village, Cheltenham, GL51 9RY
Sold May 2025
£112,50017 River Leys, Swindon Village, Cheltenham, GL51 9RY
Sold Mar 2025
£105,000
What this page doesn't show
1 potential issue has already been flagged for 22 River Leys, Swindon Village, Cheltenham, GL51 9RY. The detail, evidence and what to ask about it are in the Risks 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 22 River Leys
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 River Leys is a mid-terrace house in Swindon Village, Cheltenham, Cheltenham (GL51 9RY). It has a recorded floor area of 51 m² (around 549 sq ft), construction records dating it to 1991-1995 and council tax band B. The latest certificate (January 2024) shows a C (score 75), near the top of the C band. When first surveyed in May 2013 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Very Poor to Good, hot-water efficiency went from Poor to Good and main heating went from Average to Good; while roof efficiency dropped from Very Good to Good and lighting dropped from Very Good to Good. The recommended improvements would push it to B (score 91).
Held since January 1998 — that's 29 years off the open market, well above the local norm. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. At 51 m² the property is well over the postcode median (33 m² across 50 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £189,000 sits 324.7% above the 1998 sale of £44,500. On a £-per-square-foot basis, the last sale (£81/sq ft) was about 64.5% below the postcode norm.
Before you decide
Everything you need to know about 22 River Leys
The true value, the hidden risks and the full sale history, in one report.
Larger 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.
22 River Leys's carbon output is low for the local stock.
Current Certificate(1 of 2)
Jan 2024
EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.5 t/year
Occupancy
Rented
Certificate validity
Valid until 11 January 2034
Property Improvements
Changes detected from historical EPC data
Jan 2024from May 2013
EPC improved fromD60toC75
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Planning history
Applications and permits filed against 22 River Leys, Swindon Village, Cheltenham, GL51 9RY, sourced from the PlanIt planning register.
22 River Leys has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other River Leys homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 22 River Leys runs well behind the street norm.
Price per m²
£873
Street avg £3,092
Floor Area
51 m²
Street avg 49 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.5 t/year
Street avg 2.2 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Cheltenham district page.
Crime
284/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Sainsbury's — bus stop.
Closest school
0.3 km
All Saints' Academy, Cheltenham. 15 schools nearby.
Nearest schools
- All Saints' Academy, CheltenhamSecondary327m
- Hesters Way Primary SchoolPrimary704m
- Springbank Primary AcademyPrimary1.1km
- Rowanfield Infant SchoolPrimary1.2km
Nearest stops
- Sainsbury'sBus stop110m
- Glynbridge GardensBus stop162m
- Sainsbury'sBus stop253m
- Hayden RoadBus stop282m
Most reported crime locally
- Violence & Sexual Offences1,426 reports31%
- Anti-social Behaviour1,004 reports22%
- Shoplifting601 reports13%
- Criminal Damage & Arson291 reports6%
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 GL51 9RY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.0dB
Night-time· 23:00 – 07:00
43.7dB
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 centuryMid-Terrace HouseEPC C
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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.
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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 River Leys is modelled from its 51 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GL51 9RY. 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. 1 sale is recorded for 22 River Leys. 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 River Leys was lodged in January 2024 at band C and is valid until January 2034. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 22 River Leys. 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 15 schools and 30 stops listed are measured in a straight line from GL51 9RY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 River Leys is in council tax band B. 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 River Leys, Swindon Village, Cheltenham, GL51 9RY. Each answer is also embedded as structured data for search engines.
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