Local market reports › GL area › GL52 › GL52 9
Prestbury market report GL52 9, Cheltenham
The standing GL52 9 (Prestbury) property market report, rebuilt from the full public record every month. Underneath every chart here sit 1,832 registered sales in GL52 9 (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 recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in GL52 9 (Cheltenham) came in at £517,000, out of 15 registered, up 23% on five years earlier, and the mean stands at £450,000, and by floor area homes here have averaged about £4,440 per square metre over the last five years. The record behind it is 1,832 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
GL52 9 is one sector of GL52 (Cheltenham): a handful of streets, and the most local view the sold record can give. The price of that locality is lumpier charts, because each year's median rests on fewer sales.
Where GL52 9 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.
What GL52 9 homes really sell for
In the GL52 9 property market, the 2026 median sale price is £517,000, from 15 registered sales; the mean, the "average house price" most sites quote, is £450,000, sitting beneath it, usually the sign of a batch of very cheap recorded transfers pulling the average lower.
House prices per square metre in GL52 9
The last five years of sales put GL52 9 at roughly £4,440 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.
For scale: the England and Wales median is £285,000, so GL52 9 trades 81% above the country as a whole.
The price of a typical GL52 9 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 | £517,000 | £517,000 | 15 |
| 2025 | £510,000 | £522,196 | 55 |
| 2024 | £508,000 | £540,108 | 61 |
| 2023 | £525,000 | £576,847 | 50 |
| 2022 | £510,000 | £598,033 | 51 |
| 2021 | £420,000 | £531,774 | 85 |
| 2020 | £460,000 | £596,860 | 86 |
| 2019 | £432,500 | £566,904 | 56 |
| 2018 | £402,500 | £536,540 | 54 |
| 2017 | £372,500 | £508,053 | 44 |
| 2016 | £375,000 | £524,629 | 59 |
| 2015 | £340,000 | £480,420 | 46 |
| 2014 | £325,000 | £461,069 | 61 |
| 2013 | £315,000 | £453,254 | 43 |
| 2012 | £305,000 | £448,922 | 40 |
| 2011 | £307,500 | £464,207 | 48 |
| 2010 | £320,000 | £501,842 | 76 |
| 2009 | £267,500 | £430,009 | 38 |
| 2008 | £275,000 | £450,783 | 37 |
| 2007 | £335,000 | £568,253 | 93 |
| 2006 | £287,700 | £499,410 | 92 |
| 2005 | £252,500 | £449,348 | 92 |
| 2004 | £280,000 | £508,535 | 69 |
| 2003 | £265,000 | £488,194 | 50 |
| 2002 | £227,500 | £428,039 | 64 |
| 2001 | £179,800 | £345,656 | 50 |
| 2000 | £178,000 | £349,325 | 47 |
| 1999 | £140,000 | £279,013 | 66 |
| 1998 | £133,000 | £268,470 | 47 |
| 1997 | £122,200 | £250,608 | 58 |
| 1996 | £104,500 | £220,386 | 56 |
| 1995 | £112,000 | £243,471 | 43 |
In cash terms the typical GL52 9 home went from £112,000 in 1995 to £517,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 112%, so homes here got dearer in substance, not only in cash. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 14% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the GL52 9 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 2000 (+27.1% on the year before); the weakest, 2008 (−17.9%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +1.4% | −1.0% |
| 5 years (since 2021) | +4.2% | −0.6% |
| 10 years (since 2016) | +3.3% | −0.1% |
| 20 years (since 2006) | +3.0% | +0.2% |
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.
Transaction volumes
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
The register shows 15 GL52 9 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 70 sales a year before the financial crisis and 46 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
What kind of market GL52 9 is
Only 15 sales completed here in the last twelve months of data, which makes GL52 9 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Within GL52, this sector trades 55% above the district median: one of the dearer corners of its district.
The rental side of GL52 9
For renting purposes GL52 9 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 £517,000 median purchase price, a rent of £1,020 a month (£12,240 a year) works out at a 2.4% 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.
The questions people bring to GL52 9 (Prestbury)
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 £517,000 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.
Asked and answered: GL52 9 (Prestbury)
Are property prices falling in GL52 9 (Prestbury)?
Is GL52 9 (Prestbury) a good place to buy a house?
How much did a house sell for in GL52 9 (Prestbury)?
Are GL52 9 prices heading up or down?
Prediction is not this page's business. Its business is the record, which says: the median is up 23% over five years in cash but down 3% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
What you could buy in GL52 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 9: live asking prices are collected per district.
Of everything listed here, 30% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- 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 →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in GL
What homes of each size actually sold for across the GL area, from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in GL52
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of GL52, each linking to 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 8 | £286,500 | 62 |
Zoom out to the full GL52 district report for the type split, monthly volumes and how GL52 compares with its neighbours.
Selling in GL52 9? Start from the sold record
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at GL52 9's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim GL52 9.
Dig further
Behind the answers sits the same Land Registry record as this page, with GL52 9 already set as the subject. Free, one click sign in.
See every individual GL52 9 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale 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.