Upgrade Plan
This certificate lists no outstanding recommendations.
Running costs
Restated at the fuel prices assumed in July 2026. This certificate, assessed in 2025, states £1,333 a year at the prices assumed then. Modelled costs, not a bill.
Sold prices
Estimated today: £651,412 HPI-indexed estimate, not a valuation
The Willows: 194 sales since 1995 · £289,635 average over 10 years
Schools nearby
The schools’ own performance — Progress 8 shows value added, not just raw results.
| School | Phase | Distance | Progress |
|---|---|---|---|
| Stoke Lodge Primary School | Primary | 0.2 mi | — |
| Meadowbrook Primary School | Primary | 0.2 mi | — |
| Bradley Stoke Community School | All-through | 0.4 mi | Progress 8 +0.34 · above average (2023/24) |
| Patchway Community School | Secondary | 0.8 mi | Progress 8 -0.73 · well below average (2023/24) |
| Abbeywood Community School | Secondary | 1.3 mi | Progress 8 +0.04 · average (2023/24) |
| Winterbourne Academy | Secondary | 2.1 mi | Progress 8 -0.16 · average (2023/24) |
Schools from the DfE register, performance from the KS4 performance tables. Progress 8 is a GCSE measure, so primaries have none. Distance is straight-line from the postcode, not a catchment: admission is decided by the school, not by us.
Area context
Police-recorded crime for the wider neighbourhood, not this address. We grade homes, never neighbourhoods — so this is reported as a count, not a rating.
Police.uk street-level data for LSOA E01014880, to 2026-06. An LSOA holds about 1,500 people, so this covers far more than one street.
The Willows
How this home sits against its street.