Model valuation£417,0008 Busby Close
Local market context
22 Irving House, Pittville Circus Road, Cheltenham, GL52 2PZ
4 sales on record
Estimated value
£125,000
- Since the 2023 sale (£116,250)+8%
- Against GL52 2PZ's recent median (£148,750)-16%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor -1
Habitable rooms
1
From EPC
Floor area
37 m²
398 sq ft
Energy rating
E
Score 48
Council tax
Band A
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
£125,000
- Against its 2023 sale (£116,250)+8%
- Against GL52 2PZ's recent median (£148,750)-16%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Irving House is modelled from its 37 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in GL52 2PZ. 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
37 m² from the EPC lodged in October 2022
Sales of this home
4 sales recorded, the latest in 2023
Recent sales in GL52 2PZ
5 sales, median £148,750 (2026–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2026 | 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 Irving House saw 4 transfers in just over a decade — high turnover for the postcode.
Sales timeline
3 February 2023Most recent
£116,250
+2.4%over 2 years30 July 2020
£113,500
+8.1%over 3 years27 October 2016
£105,000
+20.0%over 2 years9 April 2014
£87,500
Median price across the last 5 sales in GL52 2PZ: £148,750 (2026–2024).
Nearby sales in GL52 2PZ
16 Irving House, Pittville Circus Road, Cheltenham, GL52 2PZ
Sold Apr 2026
£110,000Askham Court, Flat 5, Pittville Circus Road, Cheltenham, GL52 2PZ
Sold Feb 2026
£238,5007 Irving House, Pittville Circus Road, Cheltenham, GL52 2PZ
Sold Sept 2025
£96,500Askham Court, Flat 10, Pittville Circus Road, Cheltenham, GL52 2PZ
Sold Jul 2025
£265,00027 Irving House, Pittville Circus Road, Cheltenham, GL52 2PZ
Sold Dec 2024
£148,750
What this page doesn't show
1 potential issue has already been flagged for 22 Irving House, Pittville Circus Road, Cheltenham, GL52 2PZ. 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 Irving House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Irving House is a mid-terrace house in Cheltenham (GL52 2PZ). It has a recorded floor area of 37 m² (around 398 sq ft), construction records dating it to before 1900 and council tax band A. At 37 m² this is the 18th smallest of 27 units on EPC record in the building, where floor areas span 23–66 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (October 2022) shows an E (score 48), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since October 2012. Between certificates, lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Average to Very Poor. The recommended improvements would lift it to C (score 80), a 2-band jump. Main heating runs on electricity.
Sold February 2023 for £116,250. Across the public record there are 4 sales, relatively high churn for a single property. At 37 m² it's 17.8% smaller than the typical home in the postcode (45 m² median across 62 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 87% of similar EPCs). Across 2014–2023, sale prices on this property compounded at 3.3% per year. On a £-per-square-foot basis, the last sale (£292/sq ft) was about 19.4% above the typical sold price in the postcode.
Before you decide
Everything you need to know about 22 Irving House
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(1 of 2)
Oct 2022
EPC Rating
A
B
C
D
E
E48
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Very Poor
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 October 2032
Property Improvements
Changes detected from historical EPC data
Oct 2022from Oct 2012
Hot Water
AverageVery Poor
Hot water efficiency decreased
Low Energy Lighting
0%80%
More low energy lighting installed
Planning history
Applications and permits filed against 22 Irving House, Pittville Circus Road, Cheltenham, GL52 2PZ, sourced from the PlanIt planning register.
22 Irving House has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Pittville Circus Road homes
Four headline reads against 60 similar flats on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 22 Irving House lags the street by a wide margin.
Price per m²
£3,142
Street avg £6,470
Floor Area
37 m²
Street avg 51 m²
Habitable Rooms
1 rooms
Street avg 2 rooms
CO₂ Emissions
4.4 t/year
Street avg 2.4 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
0.2 km
Eldon Road — bus stop.
Closest school
0.4 km
Holy Trinity Church of England Primary School. 20 schools nearby.
Nearest schools
- Holy Trinity Church of England Primary SchoolPrimary424m
- St John's Church of England Primary SchoolPrimary639m
- Dunalley Primary SchoolPrimary835m
- Holy Apostles' Church of England Primary SchoolPrimary857m
Nearest stops
- Eldon RoadBus stop210m
- Pittville Circus RoadBus stop241m
- Berkhampstead School stopBus stop262m
- Berhampstead School stopBus stop270m
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 2PZ 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
40.9dB
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-eraBasement FlatEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£107k
1 Homespring House, Pittville Circus Road
GL52 2QB
1 bed
£154k
1 Fleur House, Fishers Lane
GL52 2DZ
£169k
1 Blenheim House, Evesham Road
GL52 2AA
1 bed1 bath
£190k
1 Irving House, Pittville Circus Road
GL52 2PZ
1 bed1 bath
£197k
1 Clarence Court, Clarence Road
GL52 2AX
£200k
1 Grosvenor Terrace
GL52 2SA
£213k
1 Godwin Close, Pittville Circus Road
GL52 2QT
£225k
1 Fairhavens Court, Pittville Circus Road
GL52 2QR
2 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 Irving House is modelled from its 37 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in GL52 2PZ. 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. 4 sales are recorded for 22 Irving House. 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 Irving House was lodged in October 2022 at band E and is valid until October 2032. 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 Irving House. 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 20 schools and 30 stops listed are measured in a straight line from GL52 2PZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Irving House is in council tax band A. 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 Irving House, Pittville Circus Road, Cheltenham, GL52 2PZ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in GL52 2PZSold prices, values and energy ratings for the postcode
- GL 52 property marketPrices, postcodes, schools and transport across the district
- 22 Irving House, Pittville Circus 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