THE WATER GARDENS, BIRCHLEY ROAD, BATTLEDOWN, CHELTENHAM, GL52 6NY - £1,500,000

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

THE WATER GARDENS is a very large extended detached house of 234m², built sometime between 1950 and 1966. It was last sold for £1,500,000 in October 2020, which was around 176% above the average October 2020 detached price in the Cheltenham local authority area. The most recent EPC inspection was June 2016, where the current energy rating was D, and the potential energy rating was C.

THE WATER GARDENS Sold Prices

Land registry data shows three sales for THE WATER GARDENS 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 THE WATER GARDENS 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
2020 5 OCT	£1,500,000	£544,409	176% above HPI
2018 6 MAR	£1,500,000	£478,824	213% above HPI
2016 30 JUN	£1,375,000	£449,487	206% above HPI

THE WATER GARDENS 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 THE WATER GARDENS sales between June 2016 and October 2020 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 March 2018 sale was for 213% above the HPI. So the extrapolation line tracks at 213% above the HPI over time, until the October 2020 sale, where it falls to 176% above the HPI. The line then continues to track at 176% above the HPI.

What might THE WATER GARDENS be worth now?

THE WATER GARDENS might now be worth an estimated £1,732,755.

This is based on house price inflation of 15.5%, between October 2020 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 15.5% inflationary increase is applied to the most recent sale price for THE WATER GARDENS of £1,500,000 on 5th October 2020. For the value to have increased from £1,500,000 to £1,732,755 over the three years and ten months to December 2024, the following assumptions must hold true:

• The value of THE WATER GARDENS has moved in line with the HPI for detached houses in the Cheltenham local authority area.
• The October 2020 sale price of £1,500,000 represented a fair market value for the property.
• The size, condition, and specification of THE WATER GARDENS has not materially changed since October 2020.

How Large is THE WATER GARDENS?

THE WATER GARDENS is 234m², which includes four extensions, according to the EPC inspection conducted in June 2016. This puts it in the largest 10% 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 THE WATER GARDENS lies on this distribution: 92% of detached houses houses are smaller than THE WATER GARDENS, and 7% of houses are larger. Note that EPC data is not available for all properties in Cheltenham.

THE WATER GARDENS: Plot and Title Map

THE WATER GARDENS sits on a plot of roughly 0.887 of an acre, or 3,590m². The below map shows the location of THE WATER GARDENS, 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 THE WATER GARDENS). 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 THE WATER GARDENS?

THE WATER GARDENS is located on BIRCHLEY ROAD in BATTLEDOWN, in the GL52 postcode district. The below map shows the position of THE WATER GARDENS on BIRCHLEY ROAD.