Model valuation£417,0008 Busby Close
Local market context
12 Hales Road, Cheltenham, GL52 6SE
4 sales on record2 planning records
Estimated value
£449,000
- Since the 2021 sale (£422,500)+6%
- Against GL52 6SE's recent median (£491,000)-9%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
3
Bathrooms
3
Floor area
81 m²
872 sq ft
Energy rating
D
Score 66
Council tax
Band D
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
£449,000
- Against its 2021 sale (£422,500)+6%
- Against GL52 6SE's recent median (£491,000)-9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Hales Road is modelled from its 81 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in GL52 6SE. 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
81 m² from the EPC lodged in September 2020
Sales of this home
4 sales recorded, the latest in 2021
Recent sales in GL52 6SE
5 sales, median £491,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
12 Hales Road has more than quadrupled in price since its earliest registered sale in 1999.
Sales timeline
16 September 2021Most recent
£422,500
+18.0%over 6 years23 August 2015
£358,000
+219.6%over 16 years31 March 1999
£112,000
+96.5%12 February 1999
£57,000
Median price across the last 5 sales in GL52 6SE: £491,000 (2025–2022).
Nearby sales in GL52 6SE
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 12 Hales Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Hales Road is a three-bedroom mid-terrace house in Cheltenham (GL52 6SE). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (September 2020) shows a D (score 66), on the cusp of jumping into the C band. When first surveyed in July 2009 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, roof efficiency went from Very Poor to Good and window efficiency went from Poor to Average. The recommended improvements would push it to C (score 80). Period features are noted in the property record.
Sold September 2021 for £422,500. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1999–2021, sale prices on this property compounded at 9.3% per year. On a £-per-square-foot basis, the last sale (£485/sq ft) was about 117.3% above the typical sold price in the postcode. At 81 m² it's 19% smaller than the typical home in the postcode (100 m² median across 25 EPCs).
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
- Bedrooms3
- Bathrooms3
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenRear
- ParkingYes
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 12 Hales Road
The true value, the hidden risks and the full sale history, in one report.
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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.
Current Certificate(1 of 3)
Sept 2020
EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 26 September 2030
Property Improvements
Changes detected from historical EPC data
Aug 2019from Jul 2009
EPC improved fromE52toC73
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
Partial DoubleMostly Double
Windows upgraded, improving insulation
Low Energy Lighting
50%100%
More low energy lighting installed
Sept 2020from Aug 2019
EPC improved fromC73toD66
Windows
Mostly DoubleFull Double
Windows upgraded, improving insulation
Walls
Very PoorPoor
Wall insulation improved
Planning history
Applications and permits filed against 12 Hales Road, Cheltenham, GL52 6SE, sourced from the PlanIt planning register.
A a basement excavation application was refused at 12 Hales Road in 2022.
2 applications on record at 12 Hales Road, Cheltenham, GL52 6SE
2decisions2extensions13documents1nearby
- Jun 2022BasementFullOutcome in report
Extension: Part single, part two storey
Proposed basement, ground floor and first floor extensions, and internal alterations
Extension- Documents
- 5 docs on file
- Reference
- 22/00469/FUL
- More recent applications — locked
- ExtensionSept 2022Decision
Unlock 12 Hales Road, Cheltenham, GL52 6SE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 1 notable nearby
- The 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Hales Road homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 12 Hales Road stands well clear of the street.
Price per m²
£5,216
Street avg £5,310
Floor Area
81 m²
Street avg 133 m²
Habitable Rooms
3 rooms
Street avg 6 rooms
CO₂ Emissions
3.2 t/year
Street avg 5.8 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
0.1 km
Hales Road — bus stop.
Closest school
0.6 km
Holy Apostles' Church of England Primary School. 23 schools nearby.
Nearest schools
- Holy Apostles' Church of England Primary SchoolPrimary559m
- St John's Church of England Primary SchoolPrimary588m
- Holy Trinity Church of England Primary SchoolPrimary886m
- Naunton Park Primary SchoolPrimary1.3km
Nearest stops
- Hales RoadBus stop117m
- Hales RoadBus stop179m
- Tim FryBus stop180m
- Athelney Way (school stop)Bus stop202m
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 6SE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.4dB
Night-time· 23:00 – 07:00
42.5dB
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-eraMid-Terrace HouseEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
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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£425k
1 Battledown Cottages, Harp Hill, Charlton Kings
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2 bed
£528k
1 Acomb Crescent, Charlton Kings
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1 Coltham Fields
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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 12 Hales Road is modelled from its 81 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in GL52 6SE. 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 12 Hales 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 12 Hales Road was lodged in September 2020 at band D and is valid until September 2030. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 12 Hales 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 23 schools and 30 stops listed are measured in a straight line from GL52 6SE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 12 Hales Road is in council tax band D. 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 12 Hales Road, Cheltenham, GL52 6SE. Each answer is also embedded as structured data for search engines.
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- 12 Hales Road, Cheltenham valuationHow the estimate is built and what moves it
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