Model valuation£417,0008 Busby Close
Local market context
85 Prestbury Road, Cheltenham, GL52 2DR
1 planning record
Estimated value
£400,000
- Since the 2025 sale (£450,000)-11%
- Against GL52 2DR's recent median (£297,500)+34%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
122 m²
1313 sq ft
Energy rating
D
Score 62
Council tax
Band E
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
£400,000
- Against its 2025 sale (£450,000)-11%
- Against GL52 2DR's recent median (£297,500)+34%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85 Prestbury Road is modelled from its 122 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GL52 2DR. 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
122 m² from the EPC lodged in June 2024
Sales of this home
1 sale recorded, the latest in 2025
Recent sales in GL52 2DR
5 sales, median £297,500 (2024–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2025 | 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.
Latest sale on 85 Prestbury Road was the highest on Land Registry record across the postcode.
Sales timeline
17 July 2025Most recent
£450,000
Median price across the last 5 sales in GL52 2DR: £297,500 (2024–2020).
Nearby sales in GL52 2DR
75 Prestbury Road, Cheltenham, GL52 2DR
Sold Dec 2024
£297,500103 Prestbury Road, Cheltenham, GL52 2DR
Sold Nov 2022
£300,00099 Prestbury Road, Cheltenham, GL52 2DR
Sold Jul 2020
£295,00091 Prestbury Road, Cheltenham, GL52 2DR
Sold Mar 2019
£249,95089 Prestbury Road, Cheltenham, GL52 2DR
Sold Nov 2012
£179,600
What this page doesn't show
1 potential issue has already been flagged for 85 Prestbury Road, Cheltenham, GL52 2DR. 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
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About 85 Prestbury Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
85 Prestbury Road is a semi-detached house in Cheltenham (GL52 2DR). It has a recorded floor area of 122 m² (around 1313 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (June 2024) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 85), a 2-band jump.
Today's modelled estimate of £400,000 is 11.1% below the 2025 sale of £450,000, running counter to the wider postcode trend, which makes the EPC and condition history especially worth a look. On a £-per-square-foot basis, the last sale (£343/sq ft) was about 111.5% above the typical sold price in the postcode. It changed hands recently, sold July 2025 for £450,000. At 122 m² it's 18.4% larger than the typical home in the postcode (103 m² median across 9 EPCs). One historical planning record sits against the property in 2026.
Before you decide
Everything you need to know about 85 Prestbury Road
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jun 2024EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.4 t/year
Occupancy
Rented
Certificate validity
Valid until 16 June 2034
Planning history
Applications and permits filed against 85 Prestbury Road, Cheltenham, GL52 2DR, sourced from the PlanIt planning register.
1 application on record at 85 Prestbury Road, Cheltenham, GL52 2DR
1 live now0decisions15documents2nearby
- Mar 2026Demolition And RebuildFullOutcome in report
Demolition of existing garages and erection of 1no. two-storey dwelling.
- Documents
- 15 docs on file
- Reference
- 26/00415/FUL
Unlock 85 Prestbury Road, Cheltenham, GL52 2DR's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 1 application on this property in full, plus 2 notable nearby
- The 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Prestbury Road homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 85 Prestbury Road runs comfortably ahead of the street norm.
Price per m²
£3,689
Street avg £2,461
Floor Area
122 m²
Street avg 113 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
5.4 t/year
Street avg 5.4 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.
Reported crime in the wider district is trending notably upward year-on-year.
Crime
218/mo
Rising year-on-year across the wider district.
Nearest stop
0.0 km
Cheltenham Town FC — bus stop.
Closest school
0.6 km
Pittville School. 19 schools nearby.
Nearest schools
- Pittville SchoolSecondary583m
- Dunalley Primary SchoolPrimary622m
- Holy Trinity Church of England Primary SchoolPrimary646m
- Oakwood Primary SchoolPrimary817m
Nearest stops
- Cheltenham Town FCBus stop48m
- Hine GardensBus stop97m
- Whaddon DriveBus stop186m
- Little CleevemountBus stop234m
Most reported crime locally
- Violence & Sexual Offences817 reports31%
- Anti-social Behaviour654 reports25%
- Shoplifting215 reports8%
- Criminal Damage & Arson161 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 GL52 2DR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.8dB
Night-time· 23:00 – 07:00
41.1dB
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
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) wallsLow flood risk
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£413k
1 Cordwainers Road
GL52 2DQ
3 bed2 bath
£449k
1 Fairview Street
GL52 2JH
3 bed
£348k
1 Ariel Lodge Road
GL52 2TA
2 bed1 bath
£494k
1 Jersey Avenue
GL52 2SZ
£321k
1 Albert Place
GL52 2HP
3 bed1 bath
£317k
1 Garden Flat, 11 Pittville Lawn
GL52 2BE
Flat
£300k
1 All Saints Road
GL52 2EY
4 bed
£300k
1 Gloucester Place
GL52 2RJ
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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 85 Prestbury Road is modelled from its 122 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GL52 2DR. 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 85 Prestbury Road. 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 85 Prestbury Road was lodged in June 2024 at band D and is valid until June 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. 1 application is matched to 85 Prestbury Road. 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 12 months, which places each incident at an approximate point. The 19 schools and 30 stops listed are measured in a straight line from GL52 2DR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 85 Prestbury Road 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 85 Prestbury Road, Cheltenham, GL52 2DR. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in GL52 2DRSold prices, values and energy ratings for the postcode
- GL 52 property marketPrices, postcodes, schools and transport across the district
- 85 Prestbury Road, Cheltenham 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