22, HAM CLOSE, CHARLTON KINGS, CHELTENHAM, GL52 6NP - £705,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

22 HAM CLOSE is a large extended detached house of 164m², built sometime between 1976 and 1982, which could now be worth an estimated £862,418. It was last sold for £705,000 in December 2018, which was around 37% above the average December 2018 detached price in the Cheltenham local authority area. The most recent EPC inspection was May 2010, where the current energy rating was D, and the potential energy rating was C.

22 HAM CLOSE Sold Prices

Land registry data shows three sales for 22 HAM CLOSE since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Cheltenham local authority area for the corresponding sale date. All of the three 22 HAM CLOSE sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2018 19 DEC	£705,000	£514,094	37% above HPI
2006 12 OCT	£397,000	£344,852	15% above HPI
2004 27 AUG	£383,000	£311,674	23% above HPI

22 HAM CLOSE Price Paid vs. HPI Average

The below graph shows the average detached house price in the Cheltenham local authority area over time, sourced from the HPI. The three 22 HAM CLOSE sales between August 2004 and December 2018 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the October 2006 sale was for 15% above the HPI. So the extrapolation line tracks at 15% above the HPI over time, until the December 2018 sale, where it rises to 37% above the HPI. The line then continues to track at 37% above the HPI.

What might 22 HAM CLOSE be worth now?

22 HAM CLOSE might now be worth an estimated £862,418.

This is based on house price inflation of 22.3%, between December 2018 and December 2024, for detached houses, in the Cheltenham local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 22.3% inflationary increase is applied to the most recent sale price for 22 HAM CLOSE of £705,000 on 19th December 2018. For the value to have increased from £705,000 to £862,418 over the six years to December 2024, the following assumptions must hold true:

• The value of 22 HAM CLOSE has moved in line with the HPI for detached houses in the Cheltenham local authority area.
• The December 2018 sale price of £705,000 represented a fair market value for the property.
• The size, condition, and specification of 22 HAM CLOSE has not materially changed since December 2018.

How Large is 22 HAM CLOSE?

22 HAM CLOSE is 164m², which includes one extension, according to the EPC inspection conducted in May 2010. This puts it in the largest 30% of detached houses houses in Cheltenham, based on EPC data. The below chart shows the distribution of detached houses houses by size in Cheltenham, and where 22 HAM CLOSE lies on this distribution: 74% of detached houses houses are smaller than 22 HAM CLOSE, and 26% of houses are larger. Note that EPC data is not available for all properties in Cheltenham.

22 HAM CLOSE: Plot and Title Map

22 HAM CLOSE sits on a plot of roughly 0.147 of an acre, or 594m². The below map shows the location of 22 HAM CLOSE, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of 22 HAM CLOSE). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is 22 HAM CLOSE?

22 HAM CLOSE is located in CHARLTON KINGS, in the GL52 postcode district. The below map shows the position of No. 22 on HAM CLOSE.