Local market reports › GL area › GL52 › GL52 8
Prestbury market report GL52 8, Cheltenham
The GL52 8 (Prestbury) house price history in full, 1995 to 2026, in cash and in today's money. Underneath every chart here sit 7,215 registered sales in GL52 8 (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.
Covers registered sales to 2026 and ONS rents for May 2026. Refreshed monthly as new sales reach the register.
In short: the 2026 median for GL52 8 (Cheltenham) is £286,500, from 62 registered sales, down 1% on five years earlier; the mean is £306,500, and by floor area homes here have averaged about £3,820 per square metre over the last five years. Behind the figures sit 7,215 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
GL52 8 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 8 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 8 prices, from the sold record
Take the 62 registered 2026 sales in GL52 8 and the middle price, the median, is £286,500. The mean lands at £306,500, somewhat above it, as happens wherever a market carries an expensive tail.
GL52 8 prices by floor area
Per square metre, GL52 8 homes have averaged around £3,820 over the last five years of sales. The floor areas behind the figure come from Energy Performance Certificates, and the by-the-metre view is the fair comparison across home sizes.
The national median for England and Wales is £285,000, which puts GL52 8 1% above the country at large.
The price of a typical GL52 8 home, 1995 to 2026
Two lines: the median in the money of its day, and the same years restated by ONS CPIH into today's money, which is the truer test of getting dearer. Hover for exact figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £286,500 | £286,500 | 62 |
| 2025 | £325,000 | £332,772 | 222 |
| 2024 | £312,200 | £331,933 | 186 |
| 2023 | £318,000 | £349,404 | 201 |
| 2022 | £310,000 | £363,510 | 222 |
| 2021 | £290,000 | £367,177 | 234 |
| 2020 | £275,000 | £356,818 | 203 |
| 2019 | £270,000 | £353,905 | 209 |
| 2018 | £285,000 | £379,910 | 294 |
| 2017 | £275,000 | £375,072 | 301 |
| 2016 | £263,800 | £369,059 | 270 |
| 2015 | £235,000 | £332,055 | 255 |
| 2014 | £230,000 | £326,295 | 277 |
| 2013 | £213,000 | £306,486 | 221 |
| 2012 | £200,000 | £294,375 | 141 |
| 2011 | £195,000 | £294,375 | 144 |
| 2010 | £200,000 | £313,651 | 123 |
| 2009 | £182,000 | £292,567 | 151 |
| 2008 | £180,000 | £295,058 | 111 |
| 2007 | £204,000 | £346,041 | 250 |
| 2006 | £187,000 | £324,608 | 279 |
| 2005 | £175,000 | £311,429 | 210 |
| 2004 | £169,700 | £308,208 | 220 |
| 2003 | £158,000 | £291,074 | 222 |
| 2002 | £135,000 | £254,001 | 277 |
| 2001 | £110,000 | £211,469 | 237 |
| 2000 | £97,000 | £190,363 | 233 |
| 1999 | £84,000 | £167,408 | 383 |
| 1998 | £89,700 | £181,066 | 310 |
| 1997 | £70,000 | £143,556 | 305 |
| 1996 | £63,000 | £132,864 | 269 |
| 1995 | £63,000 | £136,952 | 193 |
In cash terms the typical GL52 8 home went from £63,000 in 1995 to £286,500 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 109%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2018. The market now sits about 25% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the GL52 8 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 1998 (+28.1% on the year before); the weakest, 2026 (−11.8%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What GL52 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −11.8% | −13.9% |
| 5 years (since 2021) | −0.2% | −4.8% |
| 10 years (since 2016) | +0.8% | −2.5% |
| 20 years (since 2006) | +2.2% | −0.6% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
The turnover behind the prices
Sales per year, counted
Each bar is a year's recorded sales. 2008's dip is the financial crisis, and the newest bar always grows for a while as late registrations arrive.
Over the last twelve months of data, 62 sales completed in GL52 8. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 241 sales a year before the financial crisis and 179 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
How GL52 8 trades
Against the GL52 district median, GL52 8 sits 14% lower, marking it as a cheaper pocket of the district.
The rental side of GL52 8
For renting purposes GL52 8 sits in Tewkesbury. The ONS average private rent there is £1,020 a month (May 2026). The spread runs from £696 a month for a typical one-bed to £1,663 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Tewkesbury
ONS Price Index of Private Rents, May 2026.
Against the £286,500 median purchase price, a rent of £1,020 a month (£12,240 a year) works out at a 4.3% 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.
Searches that land here, answered
These are the recorded searches for the wider GL52 report family, answered with this page's own figures.
To the person who searched rental valuation cheltenham
: no page can honestly value a specific home unseen, and this one does not try. It gives you the evidence a valuer starts from, the £286,500 median and every recorded sale nearby, on the average prices map right down to street level.
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.
What people ask about GL52 8 (Prestbury)
Is GL52 8 (Prestbury) a good place to buy a house?
How much did a house sell for in GL52 8 (Prestbury)?
Are property prices falling in GL52 8 (Prestbury)?
What happens to GL52 8 prices now?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is roughly flat over five years in cash but down 22% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What is for sale in GL52 right now
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 8: live asking prices are collected per district.
30% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
- Evesham Road, Cheltenham, Cheltenham
- Ashfield Close, Cheltenham, Cheltenham
- Keepers Mill, Cheltenham, Cheltenham
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every GL52 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
The price of an extra bedroom in GL
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the GL area is the point: the same five years treated these districts very differently.
GL area districts: five years of change
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 2 | £295,000 | 50 |
| GL52 3 | £442,500 | 36 |
| GL52 5 | £312,800 | 48 |
| GL52 6 | £418,000 | 71 |
| GL52 7 | £320,000 | 35 |
| 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.
Thinking of selling in GL52 8? Get a rough value first
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in GL52 8, open the average prices map and zoom from the GL52 8 shading down to the sold homes on your own street. Every recorded GL52 8 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Estate agents working GL52 8: the featured spot on this report is free for founding agents, one per district. Claim GL52 8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with GL52 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every GL52 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.