Model valuation£417,0008 Busby Close
Local market context
2 Pear Tree Close, Woodmancote, Cheltenham, GL52 9TY
3 sales on record2 planning records
Estimated value
£525,000
- Since the 2021 sale (£420,000)+25%
- Against GL52 9TY's recent median (£376,500)+39%
Newest record on this page: May 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
2
Floor area
125 m²
1345 sq ft
Energy rating
C
Score 71
Council tax
Band E
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
£525,000
- Against its 2021 sale (£420,000)+25%
- Against GL52 9TY's recent median (£376,500)+39%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Pear Tree Close is modelled from its 125 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in GL52 9TY. 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
125 m² from the EPC lodged in September 2012
Sales of this home
3 sales recorded, the latest in 2021
Recent sales in GL52 9TY
5 sales, median £376,500 (2021–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2021 | 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.
2 Pear Tree Close has more than quadrupled in price since its earliest registered sale in 1996.
Sales timeline
5 March 2021Most recent
£420,000
+18.3%over 8 years14 February 2013
£355,000
+292.3%over 16 years1 November 1996
£90,500
Median price across the last 5 sales in GL52 9TY: £376,500 (2021–2018).
Nearby sales in GL52 9TY
3 Pear Tree Close, Woodmancote, Cheltenham, GL52 9TY
Sold Jun 2021
£400,0006 Pear Tree Close, Woodmancote, Cheltenham, GL52 9TY
Sold Mar 2021
£376,5001 Pear Tree Close, Woodmancote, Cheltenham, GL52 9TY
Sold Dec 2020
£430,0007 Pear Tree Close, Woodmancote, Cheltenham, GL52 9TY
Sold Jan 2018
£326,0005 Pear Tree Close, Woodmancote, Cheltenham, GL52 9TY
Sold Aug 2011
£300,000
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 2 Pear Tree Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Pear Tree Close is a four-bedroom detached house in Woodmancote, Cheltenham, Cheltenham (GL52 9TY). It has a recorded floor area of 125 m² (around 1345 sq ft), construction records dating it to 1983-1990 and council tax band E. The latest certificate (September 2012) shows a C (score 71). The recommended improvements would push it to B (score 84). The latest certificate is from September 2012, so improvements made since then won't be reflected.
2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 125 m² it's 23.8% larger than the typical home in the postcode (101 m² median across 6 EPCs). Across 1996–2021, sale prices on this property compounded at 6.5% per year. Today's modelled estimate of £525,000 is 25% above the 2021 sale price. Most recent transfer: March 2021 at £420,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms4
- Bathrooms2
- Dining roomYes
- Utility roomYes
Outside
- Private gardenRear
- ParkingYes
Before you decide
Everything you need to know about 2 Pear Tree Close
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.
2 Pear Tree Close's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 05 Sept 2022
Current Certificate
Sept 2012EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 5 September 2022
Planning history
Applications and permits filed against 2 Pear Tree Close, Woodmancote, Cheltenham, GL52 9TY, sourced from the PlanIt planning register.
2 applications on record at 2 Pear Tree Close, Woodmancote, Cheltenham, GL52 9TY
2decisions1extensions34documents
- Jul 2021ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Erection of a single storey rear extension, shed and outbuilding.
- Documents
- 22 docs on file
- Reference
- 21/00614/FUL
- More recent applications — locked
- AmendmentMay 2022Decision
Unlock 2 Pear Tree Close, Woodmancote, Cheltenham, GL52 9TY'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
- The 34 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Pear Tree Close homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 2 Pear Tree Close stands well clear of the street.
Price per m²
£3,360
Street avg £3,615
Floor Area
125 m²
Street avg 103 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
3.6 t/year
Street avg 3.7 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the 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
Potters Field Road — bus stop.
Closest school
0.8 km
Woodmancote School. 5 schools nearby.
Nearest schools
- Woodmancote SchoolPrimary757m
- Cleeve SchoolSecondary1.0km
- Bishops Cleeve Primary AcademyPrimary1.4km
- Grangefield Primary SchoolPrimary1.8km
Nearest stops
- Potters Field RoadBus stop238m
- NewsagentBus stop300m
- Gable PointBus stop422m
- Britannia WayBus stop469m
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 9TY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.2dB
Night-time· 23:00 – 07:00
36.6dB
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
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Late 20th centuryDetached 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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4 bed
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£500k
1 Byfield Close, Woodmancote
GL52 9PZ
3 bed
£488k
1 Coombe Meade, Woodmancote
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1 East Gable, Woodmancote
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1 Apple Tree Close, Woodmancote
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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 2 Pear Tree Close is modelled from its 125 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in GL52 9TY. 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. 3 sales are recorded for 2 Pear Tree Close. 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 2 Pear Tree Close was lodged in September 2012 at band C and expired in September 2022, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 2 Pear Tree Close. 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 5 schools and 30 stops listed are measured in a straight line from GL52 9TY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Pear Tree Close 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 2 Pear Tree Close, Woodmancote, Cheltenham, GL52 9TY. Each answer is also embedded as structured data for search engines.
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- Every home in GL52 9TYSold prices, values and energy ratings for the postcode
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