The middle Cheltenham home sold for £330,000 in the year to June 2026. Median sold prices for all 18 postcode sectors, straight from Land Registry records.
Asking prices are hopes. The number that counts is what homes actually change hands for, and every completed sale in England and Wales is registered with HM Land Registry and published. This page reads those records for Cheltenham: the headline average, how it splits by property type, and what the middle home sold for in each of the borough’s 18 postcode sectors, from Charlton Kings down to Hesters Way.
One point to settle first. Cheltenham borough is small and tightly drawn, so unlike most districts the official index really is measuring the town rather than a spread of villages around it. What it hides is the gap inside the town, and that gap is large: £316,250 between the dearest sector and the cheapest, across a borough you can cycle across in half an hour.
The headline figure
The average home in Cheltenham sold for £329,183 in May 2026, the most recent month published in the UK House Price Index. That is up 3.7% over the year, comfortably ahead of the 2.3% recorded for England as a whole.
Against its own record the market is close but not quite back. Cheltenham peaked at £336,911 in October 2024. The May 2026 average is £7,728, or 2.3%, below that peak, and the recovery has been choppy rather than smooth: the average fell back to £317,423 in April 2025 before climbing again through the autumn.
What it means for you
If you are buying, the town is rising faster than the country but from a level that is still under its 2024 high, so there is no runaway market to chase. The lever that matters here is not timing, it is geography. Moving one postcode sector changes the money more than waiting six months will.
If you are selling, a 2024 asking price is defensible again in the family house market, where semis are up 5.3% over the year. It is not defensible for a flat. Flats rose 1.0%, the weakest of the four property types, and they are a quarter of everything that sells here.
If you are staying put, your home is worth a little more than it was a year ago and slightly less than at the end of 2024.
Prices by property type
The average hides a wide spread. These are borough averages for May 2026 from the UK House Price Index, with the annual change alongside:
- Detached houses: £636,691, up 3.7%. Concentrated in Charlton Kings, Battledown, Leckhampton and the Lansdown side of town.
- Semi-detached houses: £402,320, up 5.3%. The strongest riser in the borough.
- Terraced houses: £327,330, up 4.5%. The Regency and Victorian terraces that define the town centre.
- Flats and maisonettes: £206,069, up 1.0%. The weakest category, and the reason the recovery has not reached first-time buyers evenly.
The same data splits buyers rather than buildings. A first-time buyer in Cheltenham paid an average of £274,624 in May 2026, up 3.6%. A former owner-occupier paid £406,597, up 4.0%. The £131,973 between those two figures is the size of the step from a first flat or terrace to a family house in this town.
What each part of Cheltenham actually sells for
This is where the borough average stops being useful.
The table below is our own analysis of 1,641 standard residential sales in Cheltenham borough that completed between 1 July 2025 and 30 June 2026, taken from HM Land Registry Price Paid data and filtered to sales recorded in the Cheltenham district. It shows the median price, the middle sale, which is less distorted by one enormous house than an average is. The borough median over that period was £330,000.
Start with the four outcodes, because the shape of the town is visible even at that level:
| Outcode | Roughly | Median sold price | Sales |
|---|---|---|---|
| GL53 | Leckhampton, Charlton Kings, Bath Road, Naunton | £495,000 | 279 |
| GL52 | Pittville, Prestbury, Battledown, Charlton Kings north | £365,000 | 466 |
| GL50 | Town centre, Montpellier, Lansdown, St Paul's | £300,000 | 364 |
| GL51 | Up Hatherley, The Reddings, Hesters Way, Springbank, Swindon Village | £297,500 | 531 |
Now the 18 sectors, which is where the real spread lives.
The full table, with sale counts:
| Sector | Roughly | Median | Sales |
|---|---|---|---|
| GL53 8 | Charlton Kings: Cirencester Road, Copt Elm Road, School Road, Cudnall Street | £550,000 | 70 |
| GL53 0 | Leckhampton: Leckhampton Road, Shurdington Road, Collum End Rise | £516,000 | 74 |
| GL53 9 | Charlton Kings south and Leckhampton Hill: Old Bath Road, Moorend Road, Everest Road | £512,500 | 53 |
| GL50 2 | Lansdown and The Park: Painswick Road, Lansdown Road, Lansdown Place, Queens Road | £445,000 | 132 |
| GL53 7 | Bath Road and Naunton: Naunton Crescent, Old Bath Road, Naunton Lane | £431,000 | 82 |
| GL52 6 | Battledown and London Road: Ryeworth Road, Hewlett Road, Greenway Lane, Harp Hill | £427,250 | 156 |
| GL52 3 | Prestbury north: Linden Avenue, Shaw Green Lane, Evesham Road | £403,750 | 72 |
| GL51 6 | The Reddings and Up Hatherley west: Hatherley Road, Nettleton Road, Hatherley Lane | £373,000 | 109 |
| GL52 5 | Prestbury and Whaddon: Fairford Road, Yorkley Road, Whaddon Road, Priors Road | £330,000 | 112 |
| GL51 3 | Up Hatherley and Warden Hill: Salisbury Avenue, Broad Oak Way, Farmfield Road | £322,250 | 133 |
| GL50 1 | Town centre and Montpellier: Montpellier Spa Road, Oriel Road, Imperial Square | £310,000 | 31 |
| GL51 8 | Gloucester Road: Brooklyn Road, Roman Road, Norfolk Avenue | £300,000 | 84 |
| GL52 2 | Pittville: Pittville Circus Road, Pittville Lawn, All Saints Road, Evesham Road | £288,500 | 126 |
| GL50 4 | St Paul's: Brunswick Street, Hanover Street, St Pauls Road, Prince Regent Avenue | £281,183 | 117 |
| GL51 0 | Springbank and Hesters Way: Sotherby Drive, Springbank Way, Hesters Way Road | £263,000 | 99 |
| GL51 9 | Swindon Village: River Leys, Stanwick Crescent, Swindon Road | £252,000 | 47 |
| GL51 7 | St Mark's: Providence Park, Orchard Avenue, Libertus Road, Milton Road | £245,000 | 59 |
| GL50 3 | West of the High Street: St Georges Road, St Georges Place, Western Road, Market Street | £233,750 | 84 |
Why the town centre looks cheap, and why that is misleading
GL50 3 and GL50 4 have the lowest and fourth-lowest medians in the borough, and both facts come from the same cause. GL50 is the flat capital of Cheltenham: 164 of its 364 sales in the year were flats or maisonettes, 45% of the total, against 42 out of 279 in GL53. A median mixes flats and family houses together, so a Regency town centre that is genuinely full of converted flats will always sit below a parish of detached houses.
Compare like with like and the picture changes. A detached house in GL50 had a median of £620,000, only £120,000 below GL53 and well above GL51. The cheap headline is a mix effect, not a discount on the buildings.
| Area | Detached | Semi-detached | Terraced | Flat |
|---|---|---|---|---|
| GL53 (Leckhampton, Charlton Kings) | £740,000 | £560,000 | £395,000 | £200,000 |
| GL52 (Pittville, Prestbury, Battledown) | £699,950 | £403,500 | £334,500 | £203,000 |
| GL50 (town centre, Montpellier, Lansdown) | £620,000 | £335,000 | £320,000 | £228,250 |
| GL51 (Up Hatherley, Hesters Way, Springbank) | £487,500 | £323,000 | £260,000 | £158,500 |
| Cheltenham borough | £622,500 | £375,000 | £310,000 | £201,000 |
Two things fall out of that table. GL50 has the borough’s most expensive flats at £228,250, which is what a converted Regency apartment near Montpellier costs, and its cheapest semis at £335,000, because there are very few of them and they sit at the scruffier edges. GL53 has the reverse: the dearest semi in Cheltenham, at £560,000, is a Charlton Kings semi.
On individual streets with at least five recorded sales in the year, the highest medians in the borough were Painswick Road (£950,000, seven sales), Montpellier Grove (£850,000), Harp Hill (£720,000) and Copt Elm Road (£697,000). At the other end, St Georges Road came in at £133,500 across ten sales, Providence Park at £147,500 and Bath Road at £167,500, all three of them flat-heavy streets rather than cheap houses.
New-build sales are almost invisible in this data: only 12 of the 1,641 sales were new builds, at a median of £282,500. That is too small a sample to draw much from, and it is the clearest single sign of the delivery problem described on our Cheltenham planning news page.
How Cheltenham compares
| Area | Average price | Annual change |
|---|---|---|
| Cotswold district | £408,433 | +3.9% |
| Stroud district | £348,815 | +3.9% |
| Cheltenham borough | £329,183 | +3.7% |
| Tewkesbury borough | £327,410 | +6.0% |
| Gloucestershire county | £317,246 | +4.0% |
| South West region | £302,559 | +1.7% |
| England | £292,095 | +2.3% |
| Gloucester city | £242,097 | +4.8% |
The average home here costs about £11,900 more than the Gloucestershire average and £37,000 more than the England average, which makes Cheltenham dear for its county but not extreme nationally. The number worth remembering is the one nine miles down the A40: Gloucester averages £242,097, which is £87,086 less than Cheltenham. Two towns that share a hospital trust, a railway line and a joint local plan are separated by more than a quarter of a Cheltenham house price.
Tewkesbury borough, which wraps around Cheltenham to the north and west and is where much of the town’s planned housing is actually being built, is the fastest riser in the county at 6.0%.
Frequently asked questions
What is the average house price in Cheltenham?
£329,183 in May 2026, the latest month in the UK House Price Index, up 3.7% over the year. On completed sales in the year to June 2026 the median across the borough was £330,000, ranging from £233,750 in GL50 3 to £550,000 in GL53 8.
Are Cheltenham house prices going up or down?
Up. Prices rose 3.7% in the year to May 2026, against 4.0% across Gloucestershire and 2.3% across England. The average is still 2.3% below the October 2024 peak of £336,911.
Which is the most expensive part of Cheltenham?
GL53 8, Charlton Kings, at a median of £550,000 across 70 sales, followed by GL53 0 in Leckhampton at £516,000. Inside the older town, GL50 2 covering Lansdown and The Park leads at £445,000, and Painswick Road had the highest street median in the borough at £950,000.
Which is the cheapest part of Cheltenham?
GL50 3, west of the High Street, at £233,750, then GL51 7 around St Mark’s at £245,000 and GL51 9 in Swindon Village at £252,000. GL50 3 is low largely because so much of what sells there is flats.
How much is a detached house in Cheltenham?
The borough average was £636,691 in May 2026. On completed sales the median detached house was £622,500, ranging from £487,500 in GL51 to £740,000 in GL53.
Is Cheltenham more expensive than Gloucester?
Yes, by a wide margin. Cheltenham averaged £329,183 in May 2026 against £242,097 in Gloucester, a gap of £87,086, even though Gloucester prices rose faster over the year (4.8% against 3.7%).
Where can I check what a specific house sold for?
Every completed sale in England and Wales is public. Search a street or address for free on the HM Land Registry Price Paid service.
Related
- Cheltenham train times to London and what a season ticket costs, which is the other half of the cost of living here.
- Cheltenham planning news: 821 homes a year required, 2.69 years of land supply, and the two strategic sites that are meant to fix it.
- Cheltenham roadworks, parking and travel.
Sources
- UK House Price Index, Cheltenham (ONS and HM Land Registry) for the borough average, property-type and buyer-type figures and the annual changes.
- HM Land Registry UKHPI open data for the May 2026 record, and the matching Gloucestershire, Gloucester, Tewkesbury, Cotswold, Stroud, South West and England benchmarks. The October 2024 peak comes from the same series.
- HM Land Registry Price Paid data for the outcode, sector, street and property-type medians, computed from 1,641 standard price paid residential sales recorded in the Cheltenham district completing between 1 July 2025 and 30 June 2026.
Land Registry figures are provisional and revised as more sales are registered. Confirm the latest numbers against the linked sources before making a decision.
Have your say
We read every message. To comment on this story, email the newsdesk and we may publish a selection of responses: hello@cheltenhamjournal.co.uk.