Model valuation£417,0008 Busby Close
Local market context
22 Reservoir Road, Plymstock, Plymouth, PL9 8JR
4 sales on record1 planning record
Estimated value
£564,000
- Since the 2023 sale (£585,000)-4%
- Against PL9 8JR's recent median (£300,000)+88%
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
Detached
Bedrooms
5
Bathrooms
3
Floor area
199 m²
2142 sq ft
Energy rating
D
Score 68
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
£564,000
- Against its 2023 sale (£585,000)-4%
- Against PL9 8JR's recent median (£300,000)+88%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Reservoir Road is modelled from its 199 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PL9 8JR. 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
199 m² from the EPC lodged in July 2017
Sales of this home
4 sales recorded, the latest in 2023
Recent sales in PL9 8JR
5 sales, median £300,000 (2025–2021)
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 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 22 Reservoir Road was the highest on Land Registry record across the postcode.
Sales timeline
30 July 2023Most recent
£585,000
+36.8%over 4 years14 January 2019
£427,500
+52.7%over 13 years18 February 2005
£280,000
+131.4%over 7 years17 September 1997
£121,000
Median price across the last 5 sales in PL9 8JR: £300,000 (2025–2021).
Nearby sales in PL9 8JR
12 Reservoir Road, Plymstock, Plymouth, PL9 8JR
Sold Nov 2025
£377,00016 Reservoir Road, Plymstock, Plymouth, PL9 8JR
Sold Aug 2024
£325,50010 Reservoir Road, Plymstock, Plymouth, PL9 8JR
Sold Dec 2021
£300,0008 Reservoir Road, Plymstock, Plymouth, PL9 8JR
Sold May 2021
£257,00017 Reservoir Road, Plymstock, Plymouth, PL9 8JR
Sold Apr 2020
£180,000
What this page doesn't show
1 potential issue has already been flagged for 22 Reservoir Road, Plymstock, Plymouth, PL9 8JR. 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 Reservoir Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Reservoir Road is a five-bedroom detached house in Plymstock, Plymouth, Plymouth (PL9 8JR). It has a recorded floor area of 199 m² (around 2142 sq ft), construction records dating it to 1930-1949 and council tax band E. The latest certificate (July 2017) shows a D (score 68), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 73). Other recorded features include a conservatory.
At 199 m² the property is well over the postcode median (103 m² across 12 EPCs), placing it in the larger end of the local stock. One planning record on file: an extension approved in 2008. Past consents include an extension, meaningful when judging how the property has evolved. Across 1997–2023, sale prices on this property compounded at 6.3% per year. On a £-per-square-foot basis, the last sale (£273/sq ft) was about 37.5% above the typical sold price in the postcode. Most recent transfer: July 2023 at £585,000.
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
- Bedrooms5
- Bathrooms3
- Dining roomYes
- CloakroomYes
- EnsuiteYes
- ConservatoryYes
Outside
- Private gardenYes
- GarageIntegral
Building
- Central heatingYes
- RefurbishedYes
Before you decide
Everything you need to know about 22 Reservoir 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.
22 Reservoir Road's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jul 2017EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
6.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 9 July 2027
Planning history
Applications and permits filed against 22 Reservoir Road, Plymstock, Plymouth, PL9 8JR, sourced from the PlanIt planning register.
22 Reservoir Road has an approved single-storey side extension on the planning record.
1 application on record at 22 Reservoir Road, Plymstock, Plymouth, PL9 8JR
1decisions1extensions9documents4nearby
- Mar 2008ExtensionFullOutcome in report
Extension: Single storey · Side of property
First floor side extension
- Documents
- 9 docs on file
- Reference
- 08/00049/FUL
Unlock 22 Reservoir Road, Plymstock, Plymouth, PL9 8JR's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 4 notable nearby
- The 9 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Reservoir Road homes
Four headline reads against 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 22 Reservoir Road lags the street by a wide margin.
Price per m²
£2,940
Street avg £2,284
Floor Area
199 m²
Street avg 148 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
6.2 t/year
Street avg 5.7 t/year
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Plymouth district page.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
102/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Coach House Mews — bus stop.
Closest school
0.4 km
Coombe Dean School. 10 schools nearby.
Nearest schools
- Coombe Dean SchoolSecondary427m
- Elburton Primary SchoolPrimary597m
- Goosewell Primary AcademyPrimary785m
- Plymstock SchoolSecondary1.2km
Nearest stops
- Coach House MewsBus stop119m
- Charnhill WayBus stop156m
- Springfield CloseBus stop158m
- James CloseBus stop162m
Most reported crime locally
- Violence & Sexual Offences663 reports47%
- Anti-social Behaviour250 reports18%
- Criminal Damage & Arson128 reports9%
- Other Theft107 reports8%
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 PL9 8JR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.9dB
Night-time· 23:00 – 07:00
37.4dB
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
Early 20th centuryDetached HouseEPC D
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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 Reservoir Road is modelled from its 199 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in PL9 8JR. 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 Reservoir 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 22 Reservoir Road was lodged in July 2017 at band D and is valid until July 2027. 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 22 Reservoir 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 14 months, which places each incident at an approximate point. The 10 schools and 30 stops listed are measured in a straight line from PL9 8JR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Reservoir 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 22 Reservoir Road, Plymstock, Plymouth, PL9 8JR. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in PL9 8JRSold prices, values and energy ratings for the postcode
- PL 9 property marketPrices, postcodes, schools and transport across the district
- 22 Reservoir Road, Plymstock, Plymouth valuationHow the estimate is built and what moves it
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