Local market reports › GL area › GL52
Prestbury market report GL52, Cheltenham
The GL52 (Prestbury) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 31,505 sales registered with HM Land Registry in GL52 (Cheltenham) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: the middle 2026 sale in GL52 (Cheltenham) came in at £333,000, out of 317 registered, up 3% on five years earlier, and the mean stands at £409,600, and by floor area homes here have averaged about £4,020 per square metre over the last five years. The record behind it is 31,505 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
The postcode district GL52 covering Prestbury, Battledown, Bishops Cleeve sits in Cheltenham. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where GL52 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 homes really sell for
Take the 317 registered 2026 sales in GL52 and the middle price, the median, is £333,000. The mean lands at £409,600, a long way above it, which tells you a few very expensive sales are pulling the average up.
House prices per square metre in GL52
Per square metre, GL52 homes have averaged around £4,020 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.
England and Wales as a whole trade at a £285,000 median, leaving GL52 17% above the national figure.
A typical GL52 home, priced year by year (1995 to 2026)
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £333,000 | £333,000 | 317 |
| 2025 | £356,000 | £364,513 | 957 |
| 2024 | £365,000 | £388,070 | 883 |
| 2023 | £333,200 | £366,105 | 776 |
| 2022 | £330,000 | £386,963 | 950 |
| 2021 | £322,500 | £408,327 | 1,204 |
| 2020 | £312,500 | £405,475 | 906 |
| 2019 | £292,000 | £382,742 | 903 |
| 2018 | £290,000 | £386,575 | 1,187 |
| 2017 | £287,200 | £391,712 | 1,212 |
| 2016 | £265,000 | £370,738 | 1,164 |
| 2015 | £238,000 | £336,294 | 979 |
| 2014 | £235,000 | £333,389 | 1,074 |
| 2013 | £215,000 | £309,364 | 837 |
| 2012 | £211,800 | £311,743 | 660 |
| 2011 | £210,000 | £317,019 | 680 |
| 2010 | £213,000 | £334,039 | 721 |
| 2009 | £190,000 | £305,427 | 749 |
| 2008 | £201,000 | £329,481 | 667 |
| 2007 | £213,000 | £361,307 | 1,257 |
| 2006 | £198,000 | £343,703 | 1,270 |
| 2005 | £180,000 | £320,327 | 986 |
| 2004 | £175,800 | £319,287 | 1,134 |
| 2003 | £159,000 | £292,917 | 988 |
| 2002 | £143,000 | £269,053 | 1,182 |
| 2001 | £118,000 | £226,849 | 1,195 |
| 2000 | £105,000 | £206,063 | 1,036 |
| 1999 | £85,000 | £169,401 | 1,454 |
| 1998 | £81,400 | £164,312 | 1,112 |
| 1997 | £70,000 | £143,556 | 1,223 |
| 1996 | £64,000 | £134,973 | 1,046 |
| 1995 | £63,400 | £137,822 | 796 |
In cash terms the typical GL52 home went from £63,400 in 1995 to £333,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 142%, a genuine increase in what a home here costs. The real-terms peak came in 2021, and today's median remains roughly 18% under it: a 2021 buyer is still waiting to get that price back in today's money.
Year-on-year change in the GL52 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 (+23.5% on the year before); the weakest, 2026 (−6.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of semi-detached homes dominate the record here, 29% of the typed total. A detached home currently trades at £575,000 against £185,000 for a flat, 3.1 times the price.
Median by property type, GL52
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £575,000 | 70 | 8,091 |
| Semi-detached | £365,000 | 91 | 9,002 |
| Terraced | £290,000 | 103 | 8,043 |
| Flats | £185,000 | 53 | 6,369 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −6.5% | −8.6% |
| 5 years (since 2021) | +0.6% | −4.0% |
| 10 years (since 2016) | +2.3% | −1.1% |
| 20 years (since 2006) | +2.6% | −0.2% |
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.
Transaction volumes
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.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 722 GL52 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 1,131 sales a year before the financial crisis and 777 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.
The rental side of GL52
For renting purposes GL52 sits in Cheltenham. The ONS average private rent there is £1,249 a month (May 2026). A one-bed averages £861 a month here and a four-or-more-bed £1,892, so size does most of the work in setting the rent.
Average monthly rent by size, Cheltenham
ONS Price Index of Private Rents, May 2026.
Against the £333,000 median purchase price, a rent of £1,249 a month (£14,988 a year) works out at a 4.5% 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.
GL52 (Prestbury): the questions that come up
Are property prices falling in GL52 (Prestbury)?
Is GL52 (Prestbury) a good place to buy a house?
How much did a house sell for in GL52 (Prestbury)?
Real searches this page gets asked
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 £333,000 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.
Where do GL52 prices go next?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is up 3% over five years in cash but down 18% 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.
GL52's current homes for sale
Everything above is what homes in GL52 sold for. The live side of the market holds 365 homes at the moment, listed by 8 agents publishing to HomesIndex, at a typical asking price 25% above the GL52 median sold price.
30% of current listings sit under the prices comparable homes actually fetched. Each listing is compared with recent recorded sales of similar homes nearby.
- 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.
Moving up a bedroom in GL: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the GL area. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| 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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
GL52 ranks 20 of 27 in the GL area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
GL area districts: five years of change
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside GL52, sector by sector
Postcode sectors are the next slice down, each a group of streets with its own market report. Prices can differ sharply between two sectors a few minutes' walk apart.
| 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 |
| GL52 9 | £517,000 | 15 |
How GL52 compares nearby
Same city, different markets. The neighbouring districts of the GL area, dearest first:
| District | Median | 5-year |
|---|---|---|
| GL9 | £616,200 | +38% |
| GL55 | £527,500 | +8% |
| GL53 | £526,000 | +17% |
| GL54 | £428,000 | -5% |
| GL7 | £425,000 | +12% |
| GL56 | £413,500 | +10% |
| GL12 | £392,500 | +11% |
| GL8 | £392,000 | -1% |
| GL6 | £390,000 | -8% |
| GL10 | £355,000 | +14% |
| GL11 | £345,000 | +15% |
| GL19 | £345,000 | -15% |
| GL52 (this report) | £333,000 | +3% |
| GL13 | £325,000 | +18% |
| GL5 | £320,000 | +16% |
| GL2 | £300,000 | +13% |
| GL51 | £299,000 | +11% |
| GL3 | £297,700 | +8% |
| GL50 | £287,000 | +0% |
| GL20 | £280,000 | +8% |
| GL18 | £273,900 | -7% |
| GL15 | £273,000 | +6% |
| GL4 | £270,000 | +17% |
| GL17 | £260,000 | +4% |
Selling a home in GL52? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at GL52'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.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to GL52. Free after a one click sign in.
See every individual GL52 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.