Local market reports › GL area › GL52 › GL52 2
Prestbury market report GL52 2, Cheltenham
The GL52 2 (Prestbury) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 5,488 registered sales in GL52 2 (Cheltenham) since 1995, the HM Land Registry record of what buyers really paid, with ONS figures covering rents. Nothing is a valuation, an estimate or an asking price.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 50 registered 2026 sales put the GL52 2 (Cheltenham) median at £295,000, up 11% on five years earlier, with a mean of £377,000, and by floor area homes here have averaged about £4,010 per square metre over the last five years. Everything rests on 5,488 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
GL52 2 is a postcode sector: one group of streets inside GL52 (Cheltenham). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where GL52 2 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
Today's GL52 2 prices, from the sold record
Across 50 registered 2026 sales, the typical (median) GL52 2 home went for £295,000. The mean is £377,000, a long way above it, which tells you a few very expensive sales are pulling the average up.
What a square metre costs in GL52 2
The last five years of sales put GL52 2 at roughly £4,010 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Against a national (England and Wales) median of £285,000, GL52 2 runs 4% above it.
The price of a typical GL52 2 home, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £295,000 | £295,000 | 50 |
| 2025 | £290,600 | £297,549 | 158 |
| 2024 | £290,000 | £308,330 | 123 |
| 2023 | £310,000 | £340,614 | 89 |
| 2022 | £292,000 | £342,403 | 137 |
| 2021 | £266,800 | £337,803 | 238 |
| 2020 | £280,000 | £363,306 | 122 |
| 2019 | £219,000 | £287,057 | 110 |
| 2018 | £233,100 | £310,727 | 182 |
| 2017 | £250,000 | £340,975 | 180 |
| 2016 | £243,000 | £339,959 | 195 |
| 2015 | £195,000 | £275,535 | 164 |
| 2014 | £195,000 | £276,642 | 201 |
| 2013 | £179,000 | £257,563 | 119 |
| 2012 | £198,000 | £291,431 | 127 |
| 2011 | £190,000 | £286,827 | 103 |
| 2010 | £202,500 | £317,572 | 113 |
| 2009 | £170,000 | £273,276 | 117 |
| 2008 | £188,000 | £308,172 | 97 |
| 2007 | £175,000 | £296,849 | 233 |
| 2006 | £172,200 | £298,917 | 246 |
| 2005 | £164,000 | £291,854 | 192 |
| 2004 | £156,000 | £283,326 | 237 |
| 2003 | £140,000 | £257,914 | 208 |
| 2002 | £132,500 | £249,298 | 220 |
| 2001 | £117,700 | £226,272 | 288 |
| 2000 | £98,000 | £192,325 | 239 |
| 1999 | £80,000 | £159,436 | 338 |
| 1998 | £70,000 | £141,300 | 189 |
| 1997 | £58,000 | £118,946 | 213 |
| 1996 | £51,200 | £107,979 | 144 |
| 1995 | £48,900 | £106,301 | 116 |
In cash terms the typical GL52 2 home went from £48,900 in 1995 to £295,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 178%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2020. The market now sits about 19% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the GL52 2 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2020 (+27.9% on the year before); the weakest, 2013 (−9.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +1.5% | −0.9% |
| 5 years (since 2021) | +2.0% | −2.7% |
| 10 years (since 2016) | +2.0% | −1.4% |
| 20 years (since 2006) | +2.7% | −0.1% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
How many homes change hands in GL52 2
How many homes change hands
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Over the last twelve months of data, 50 sales completed in GL52 2. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 233 sales a year before the financial crisis and 111 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
What kind of market GL52 2 is
Only 50 sales completed here in the last twelve months of data, which makes GL52 2 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Against the GL52 district median, GL52 2 sits 11% lower, marking it as a cheaper pocket of the district.
Rents around GL52 2
The local authority for GL52 2 is Cheltenham, and its ONS average private rent currently stands at £1,249 a month (May 2026 figures). The spread runs from £861 a month for a typical one-bed to £1,892 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Cheltenham
ONS Price Index of Private Rents, May 2026.
Against the £295,000 median purchase price, a rent of £1,249 a month (£14,988 a year) works out at a 5.1% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Real searches this page gets asked
These are the recorded searches for the wider GL52 report family, answered with this page's own figures.
Searches like rental valuation cheltenham
reach this page too. It offers no valuations, and that is deliberate: what it has is the record valuers themselves anchor on. Take the £295,000 2026 median above, then zoom the average prices map down to the sold homes on the street in question.
Search phrases quoted verbatim from Google Search Console for this site (last 16 months); each is answered from the page's own Land Registry figures.
Asked and answered: GL52 2 (Prestbury)
How much did a house sell for in GL52 2 (Prestbury)?
Are property prices falling in GL52 2 (Prestbury)?
Is GL52 2 (Prestbury) a good place to buy a house?
Where do GL52 2 prices go next?
That question has no honest answer, only evidence. The evidence: the median is up 11% over five years in cash but down 13% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
On the market in GL52 today
The live side of the market holds 365 homes at the moment, listed by 8 agents publishing to HomesIndex.
These cover the whole GL52 district, not just GL52 2: live asking prices are collected per district.
Of everything listed here, 30% asks less than the sold record of comparable homes. Each listing is compared with recent recorded sales of similar homes nearby.
- Evesham Road, Cheltenham, Cheltenham
- Ashfield Close, Cheltenham, Cheltenham
- Keepers Mill, Cheltenham, Cheltenham
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every GL52 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
Bedroom by bedroom: GL prices by size
Real sold prices by size across the GL area, straight from the Land Registry record. How much a size step costs is a local fact: the third-bedroom premium runs from about a quarter to nearly four fifths depending on the area, and national rules of thumb miss it.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £329,250 | £450,000 (+37%) | £685,000 (+52%) | £1,050,000 (+53%) |
| Semi-detached | £245,000 | £280,000 (+14%) | £330,000 (+18%) | £452,000 (+37%) | £727,500 (+61%) |
| Terraced | £215,000 | £250,000 (+16%) | £300,000 (+20%) | £435,000 (+45%) | £665,000 (+53%) |
| Flat | £148,725 | £206,000 (+39%) | £370,000 (+80%) | £547,500 (+48%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Where too few homes exist to say anything meaningful, the cell is blank.
The risers and the fallers
The spread across the GL area is the point: the same five years treated these districts very differently.
Five-year change in the median, GL area districts
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in GL52
A few minutes' walk can separate two very different markets. Here are GL52's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| GL52 3 | £442,500 | 36 |
| GL52 5 | £312,800 | 48 |
| GL52 6 | £418,000 | 71 |
| GL52 7 | £320,000 | 35 |
| GL52 8 | £286,500 | 62 |
| GL52 9 | £517,000 | 15 |
Zoom out to the full GL52 district report for the type split, monthly volumes and how GL52 compares with its neighbours.
Before you sell in GL52 2: what the record supports
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in GL52 2, open the average prices map and zoom from the GL52 2 shading down to the sold homes on your own street. Every recorded GL52 2 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim GL52 2.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to GL52 2. Free after a one click sign in.
The live map plots every individual GL52 2 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.