# 9 ROBERTS ROAD, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5DF

## Property details

- Slug: `bca5262` (address key hash: `bca5262b6367bff72f0af1ab61a4b78a368b4c1c`)
- Postcode: GL52 5DF
- Transactions on record: 4

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 4
- Bathrooms: 1
- Floor area: 109 m²
- EPC rating: D
- Year built: England and Wales: 1967-1975
- Last sold: £475,000 Feb 2026
- Price per m²: £4,358/m²
- Local average: £385,824 (66 sales)

## Latest sale

- Price: £475,000
- Date: 2026-02-04
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 30/09/2035
- **Current heating cost:** £1,378/year
- **Est. upgrade cost to C:** £20,575

### Recommendations
- B (£900 - £1,500)
- W1 (£5,000 - £10,000)
- M (£750 - £5,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1912-6095-9102-0300-2192)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-04 | £475,000 | Semi-detached | +24.3% | £485,275 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-277b-d8ea-e063-4704a8c0bf7d) |
| Sold | 2018-09-28 | £382,000 | Semi-detached | +52.8% | £485,205 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/7c2d0700-11ed-4963-e053-6b04a8c07b97) |
| Sold | 2013-11-21 | £250,000 | Semi-detached | +194.1% | £447,074 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/8372ce26-7dad-45d5-b497-04cd144779ea) |
| Sold | 1995-02-23 | £85,000 | Semi-detached | — | £577,222 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/5db03c02-d8bf-485c-b979-ae92d24bfe6c) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 ROBERTS ROAD, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5DF | £475,000 | 04/02/2026 | Semi-detached |
| 9 ROBERTS ROAD, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5DF | £382,000 | 28/09/2018 | Semi-detached |
| 9 ROBERTS ROAD, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5DF | £250,000 | 21/11/2013 | Semi-detached |
| 9 ROBERTS ROAD, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5DF | £85,000 | 23/02/1995 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167790974](http://87.117.209.195:8080/listings/98ae5ca)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £475,000 |
| listed | 2025-10-03 | £475,000 |
| sold | 2018-01-01 | £382,000 |
| sold | 2013-01-01 | £250,000 |
| sold | 1995-01-01 | £85,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 16 PICCADILLY WAY, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5DQ | £497,500 | 28/11/2025 | Semi-detached |
| 8 WAYWARD LAD CLOSE, PRESTBURY, CHELTENHAM, TEWKESBURY, GLOUCESTERSHIRE, GL52 5FJ | £355,000 | 29/09/2023 | Semi-detached |
| 8 NOVERTON LANE, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5BB | £310,000 | 22/09/2023 | Semi-detached |
| 16 PURBECK WAY, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5BY | £165,000 | 12/09/2023 | Semi-detached |
| 20 NOVERTON LANE, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5BB | £700,000 | 01/09/2023 | Semi-detached |
| 10 COURT ROAD, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5BJ | £485,000 | 26/05/2023 | Semi-detached |
| 2 COURT ROAD, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5BJ | £320,000 | 09/12/2022 | Semi-detached |
| 14 SOUTH VIEW WAY, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5BH | £267,125 | 06/12/2022 | Semi-detached |
| 27 PICCADILLY WAY, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5DQ | £570,000 | 10/11/2022 | Semi-detached |
| 10 ROBERTS ROAD, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5DF | £405,000 | 16/09/2022 | Semi-detached |
| 3 PURBECK WAY, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5BZ | £325,000 | 11/08/2022 | Semi-detached |
| 9 SOUTH VIEW WAY, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5BQ | £270,000 | 29/07/2022 | Semi-detached |
| 25 STUDLAND DRIVE, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5BU | £415,000 | 06/07/2022 | Semi-detached |
| 5 SOUTH VIEW WAY, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5BQ | £275,000 | 03/05/2022 | Semi-detached |
| 3 STUDLAND DRIVE, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5BU | £340,200 | 22/04/2022 | Semi-detached |
| 9 SOUTH VIEW WAY, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5BQ | £237,500 | 26/11/2021 | Semi-detached |
| 21 GALLOPS LANE, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5SD | £393,000 | 29/10/2021 | Semi-detached |
| 19 THREE SISTERS LANE, PRESTBURY, CHELTENHAM, GLOUCESTERSHIRE, GL52 5SB | £390,000 | 11/10/2021 | Semi-detached |

**Area average:** £373,351 (18 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 5.2%
- **10y growth:** 44.1%

## House Price Index (HM Land Registry)

*Official index for Cheltenham; Semi-detached series; as of April 2026.*

- **1y growth (index):** 6.5%
- **5y growth (index):** 21.9%
- **10y growth (index):** 49.1%

## Rental Range

*ONS Price Index of Private Rents (Cheltenham). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,124/mo
- **Realistic:** £1,249/mo
- **Optimistic:** £1,374/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cheltenham (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed End Terrace, Fairford Road, GL52 | £1,680/mo | 4 | 0.6 miles | OpenRent |
| 4 Bed End Terrace, Redmarley Road, GL52 | £1,850/mo | 4 | 0.71 miles | OpenRent |
| 4 Bed Semi-Detached House, Broad Acre Road, GL52 | £2,200/mo | 4 | 1.01 miles | OpenRent |

**Average rent: £1,910/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,850/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.4×
- **Monthly cashflow:** £-231/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

- **Total incidents:** 0

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Prestbury St Mary's Church of England Junior School | Primary | 0.5 miles | Good — 12 Jul 2012 |
| St Mary's Church of England Infant School | Primary | 0.5 miles | Good — 23 Mar 2023 |
| Oakwood Primary School | Primary | 0.7 miles | Requires improvement — 10 Jun 2024 |
| The Ridge Academy | Other | 0.8 miles | Good — 18 Jun 2024 |
| Battledown Centre for Children and Families | Other | 1.0 miles | Good — 14 Jul 2024 |