Example report · demonstration property, not a real listing
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Example report · demonstration data
14 Oakwood Road, Bristol, BS8 2AB
Mid-Terrace houseFreeholdEnergy rating DLast sold 2013Bristol City Council
Checked at the address location, using official records. Report made 14 October 2026.
At a glance
Worth checking · 5
The house has changed since 2013, with no planning application found
Floor area recorded as 86 m² in 2013 and 112 m² in 2021 (30% larger). Habitable rooms recorded as 4 in 2013 and 5 in 2021. A room in the roof first appears on the 2021 certificate (not on the 2013 one). Near here, our records for Bristol go back to March 2023; older applications may be missing.
See questions 1–2 →Surface water flood risk is medium
A 1–3.3% chance each year of flooding from heavy rain.
See questions 6–7 →Higher radon area
Up to 10–30% of homes in this 1 km square are above the action level. A test confirms the level in this house.
See question 8 →In a conservation area
Whiteladies Road, with an Article 4 direction. Changing windows, doors or the front wall may need consent.
See questions 3–4 →Larger development proposed nearby
Conversion of the large existing second floor flat into three smaller flats: one, 1-bed flat and two 2-bed flats. (780 m).
See question 5 →
Good news · 4
Not in a river or sea flood zone
Environment Agency Flood Zone 1, the lowest band.
Not a listed building
No listing found at this location.
Energy rating could reach B
From D with the improvements listed on the certificate.
Inside a published school catchment
Oakwood Primary School (example); Clifton Academy (example). A catchment does not guarantee a place.
Facts from official records, each with something you can do. We don't score properties or tell you whether to buy.
At the viewing
Before you make an offer: what to ask, and what to look for while you're there.
Ask the agent or seller
- When was the extension or conversion done, and does the seller have planning permission and building regulations sign-off for it?Why: The energy certificates record changes to the home, and we found no matching planning application. Floor area recorded as 86 m² in 2013 and 112 m² in 2021 (30% larger). Habitable rooms recorded as 4 in 2013 and 5 in 2021. A room in the roof first appears on the 2021 certificate (not on the 2013 one).
- Has the house or garden ever flooded, and has it affected the buildings insurance?Why: Flood findings: surface water risk medium.
- Has the house been tested for radon, and is there any radon protection fitted?Why: Radon: Indicative band 5 (10–30%). The figure is for the surrounding 1 km square, not this house.
- Does the agent or seller know what's planned nearby, and how it might affect traffic, views or noise?Why: Undecided major application nearby: 26/11988/F.
- Why is the seller moving, and are they in a chain?Why: A seller with somewhere to go, and no chain, is less likely to pull out.
- How long has it been on the market, and have there been any offers?Why: This tells you how much room there may be on price.
- What's included in the sale: carpets, curtains, appliances, garden sheds?Why: It saves surprises later. The seller confirms it on the Fittings and Contents Form (TA10).
Look for at the viewing
- In the loft room, check the stairs, the head height and whether there's a safe way out in a fire. Ask whether it was signed off as a bedroom.Why: A room in the roof appears on a later energy certificate.
- Look for damp or tide marks low on walls, a musty smell, and ground or drives that slope towards the house.Why: Flood findings: surface water risk medium.
- Run the taps, check your phone signal in each room, and look at the roof, gutters and windows from outside.Why: Quick checks that are easy to forget on the day.
After your offer: questions for your solicitor
Send these to your solicitor once your offer is accepted. They raise them with the seller's solicitor.
- 1What building work has been done since the seller's purchase? Please provide planning permission or a lawful development certificate, and building regulations completion certificates, for each item.Why: The energy certificates record changes to the home and we found no matching planning application in our records. Floor area recorded as 86 m² in 2013 and 112 m² in 2021 (30% larger). Habitable rooms recorded as 4 in 2013 and 5 in 2021. A room in the roof first appears on the 2021 certificate (not on the 2013 one).
- 2Was the loft room approved under building regulations as habitable space (fire escape, stairs, structure and insulation)?Why: A room in the roof appears on a later energy certificate.
- 3Have any works needing conservation area consent or planning permission been carried out (e.g. windows, doors, roofing, demolition, front boundary walls)? Please provide the consents.Why: The property is in a conservation area (Whiteladies Road).
- 4Which permitted development rights does the Article 4 direction remove for this property, and have any works been done that relied on them?Why: Article 4 direction: Ashley Ward, Cabot Ward, Clifton East Ward, Cotham Ward and Lawrence Hill Ward (1999 ward boundary).
- 5Has the seller received any notices, consultations or correspondence about nearby development proposals, and did they comment or object?Why: Undecided major application nearby: 26/11988/F (Conversion of the large existing second floor flat into three smaller flats: one, 1-bed fl…).
Show 5 more questionsHide extra questions
- 6Has the property or garden ever flooded? If so, when, from what source (river, surface water, groundwater, sewer), and what was done?Why: Flood findings: surface water risk medium.
- 7Who insures the property now, at what premium and excess, and have there been any flood-related claims? Are there flood defences or resistance measures (e.g. flood doors, non-return valves)?Why: Flood findings can affect insurance terms; current cover is the best guide.
- 8Has a radon test been carried out at the property? Please provide the result and details of any radon protection or remedial measures installed.Why: Radon: Indicative band 5 (10–30%). The figure is for the surrounding 1 km square, not this house.
- 9Please send the seller's completed Property Information Form (TA6) and Fittings and Contents Form (TA10).Why: These standard forms are where the seller answers most of the questions above in writing.
- 10Are there guarantees or warranties for any work (damp proofing, timber treatment, windows, roofing, boiler), and do they transfer to a buyer?Why: Guarantees are often lost at sale unless asked for.
A starting point for your solicitor, not legal advice.
The detail
Open a topic to see the evidence behind the summary.
Flooding and ground
Surface water: medium · Rivers and sea: lowest band · Radon: higher area
- Surface water (heavy rain)
- Medium
- Environment Agency surface water mapping puts this location in the medium band: a between 1% and 3.3% each year chance of flooding from heavy rainfall. Checked at the address location. Ask the seller about past flooding and check drainage.
- Rivers and sea
- Flood Zone 1
- The lowest flood zone: under 0.1% chance each year.
- Radon
- Higher area
- In the 1 km square around this location (ST5773), up to 10–30% of homes are estimated to be above the UK radon action level, so parts of it are a radon Affected Area. This is the highest value in the square, not a measurement for this house. A radon test or an address report from UKradon.org confirms it.
Sources: Environment Agency flood maps; BGS/UKHSA radon atlas.
Planning and building
House has changed, no application found · 223 applications within 1 km · 52 brownfield sites nearby
- Changes to the house
- Ask
- Floor area recorded as 86 m² in 2013 and 112 m² in 2021 (30% larger). Habitable rooms recorded as 4 in 2013 and 5 in 2021. A room in the roof first appears on the 2021 certificate (not on the 2013 one). No planning application found at the address in our records. Near here, our records for Bristol go back to March 2023; older applications may be missing.
- Restrictions
- Conservation area · Article 4
- Whiteladies Road. Some changes that are normally allowed need permission here.
- Planning nearby
- 223 within 1 km
- Nearest: Lime - Pollard approx 3m reduction., 20 m (other).
- Planning records
- Near here, our records for Bristol go back to March 2023; older applications may be missing. Planning records come from council registers, collected by UK Planning API. Some applications can be missing, such as older ones or ones filed without a postcode, so check the council's planning register before relying on this.
- Find the council's planning register ↗
- What might be built nearby
- 52 sites
- Nearest: Former Whiteladies Road Cinema 44 Whiteladies Road Bristol BS8 2NH, 90 m. Being on the council's brownfield register does not mean a site will be built.
Energy certificates for this house
| Date | Floor area | Rooms | Room in roof |
|---|---|---|---|
| May 2013 | 86 m² | 4 | No |
| Sept 2021 | 112 m² | 5 | Yes |
Nearest planning applications
| Proposal | Distance | Decision |
|---|---|---|
| Lime - Pollard approx 3m reduction. (Ground Floor Flat 61 Alma Road Bristol BS8 2DW) | 20 m | Other |
| T1 - Ash - Re-pollard back to stem; approx 3m of growth. T2 - Chestnut - Re-pollard back t… (75 Alma Road Bristol BS8 2DW) | 20 m | Other |
| Full Planning Permission for window replacement. (First Floor Flat 63 Alma Road Bristol BS8 2DW) | 20 m | Approved with conditions |
| Retrospective works for the replacement of windows and doors. (Basement Flat 63 Alma Road Bristol BS8 2DW) | 20 m | Approved with conditions |
| Application for a Lawful Development Certificate for a Proposed use or development - Repla… (First Floor Flat 63 Alma Road Bristol BS8 2DW) | 20 m | Other |
| Bay, Holly and Pyracantha - Reduce crowns by 3m. (55 Alma Road Bristol BS8 2DE) | 70 m | Other |
and 217 more within 1 km
Brownfield register sites within about a mile
| Site | Distance | Homes |
|---|---|---|
| Former Whiteladies Road Cinema 44 Whiteladies Road Bristol BS8 2NH | 90 m | — |
| Former Star Service Station 40A Whiteladies Road Bristol BS8 2LG | 170 m | — |
| 44-46 Oakfield Road Bristol BS8 2BG | 240 m | — |
| 16A Hampton Road Bristol BS6 6HJ | 450 m | — |
| 1 Berkeley Crescent Bristol BS8 1HA | 850 m | — |
| Queen Victoria House Redland Hill Bristol BS6 6US | 890 m | 65 |
and 46 more
Sources: Energy certificate register; council planning records; Planning Data England.
Energy and running costs
Rated D, could reach B · Solar about 3,940 kWh a year
- About the certificate
- 112 m² · mains gas · issued Jun 2022
- Solar potential
- 3,940 kWh a year
- What a typical 4 kW system would make here. Not a roof survey.
| Energy certificate | Now | Could be |
|---|---|---|
| Energy rating | D (62) | B (84) |
Sources: Energy certificate register; PVGIS (European Commission).
Sales history and price
Last sold 2013 for £365,000 · About £5,191 per m² nearby · 8 recent sales in the postcode
- This house: May 2013
- £365,000
- Terraced · Freehold
- Price per square metre nearby
- £5,191 per m²
- The middle of 7 sales in BS8 2AB since 2022, from £4,653 to £5,479 per m². Sizes come from each home's energy certificate. This house is 112 m² on its certificate. Prices have moved since older sales, and flats and houses differ. Not a valuation.
This house is 112 m² on its energy certificate. Enter the asking price to compare it per m².
Recent sales in the postcode
| Address | Sold | Price |
|---|---|---|
| 8 Oakwood Road | Jun 2026 | £612,500 |
| Flat 2 30 Oakwood Road | Mar 2026 | £389,000 |
| 21 Oakwood Road | Nov 2025 | £575,000 |
| 4 Oakwood Road | Jul 2025 | £698,000 |
| 17 Oakwood Road | Sept 2024 | £540,000 |
| 9 Oakwood Road | Apr 2023 | £505,000 |
| 33 Oakwood Road | Feb 2022 | £470,000 |
| 14 Oakwood Road | May 2013 | £365,000 |
Price per square metre of recent sales
| Address | Sold | Size | Per m² |
|---|---|---|---|
| 8 Oakwood Road | Jun 2026 | 118 m² | £5,191 |
| Flat 2 30 Oakwood Road | Mar 2026 | 71 m² | £5,479 |
| 21 Oakwood Road | Nov 2025 | 109 m² | £5,275 |
| 4 Oakwood Road | Jul 2025 | 131 m² | £5,328 |
| 17 Oakwood Road | Sept 2024 | 106 m² | £5,094 |
| 9 Oakwood Road | Apr 2023 | 104 m² | £4,856 |
| 33 Oakwood Road | Feb 2022 | 101 m² | £4,653 |
Sources: HM Land Registry Price Paid; floor areas from the energy certificate register. Not a valuation.
Local area
Primary 380 m · Secondary 1.4 km · In a school catchment · GP 520 m · Station 1.7 km · 61 crimes reported in Aug 2026 (low)
- Nearest schools
- Oakwood Primary School (example) (primary, 380 m) · Clifton Academy (example) (secondary, 1.4 km)
- Catchment areas
- Inside
- Oakwood Primary School (example); Clifton Academy (example). A catchment does not guarantee a place.
- Everyday services
- GP 520 m · supermarket 860 m · station 1.7 km
- Crime within about a mile
- 61 reported in Aug 2026. Low: fewer than about 65% of postcodes in England and Wales. Compares counts, not a safety rating.
Sources: DfE schools register; OpenStreetMap; data.police.uk.
Sun and light
Where the sun is through the day, on a map of the house · Midsummer sunset 9:32 pm, north-west
| Sunrise | Sunset | Midday sun height | |
|---|---|---|---|
| Midsummer | 4:54 am, north-east | 9:32 pm, north-west | 62° |
| Spring and autumn | 6:15 am, east | 6:24 pm, west | 38° |
| Midwinter | 8:14 am, south-east | 4:04 pm, south-west | 15° |
Sources: sun position calculated for the address, in UK time. Map © OpenStreetMap contributors, OpenFreeMap.
What we couldn't check
- Subsidence and ground movementNot checked for this address. Your surveyor will look for cracks and other signs of movement.
- Historic landfillNot checked for this address. An environmental search covers it.
- Road and rail noiseNot checked for this address. Visit at a busy time, such as rush hour, and note nearby main roads and railways.
- Coal miningThe detailed records are licensed, so we can't include them. In a former mining area, ask your solicitor for a coal mining search (CON29M).
- Aircraft noiseNot covered. If you're near an airport or under a flight path, check the airport's published noise maps.
- Broadband and mobileNot in the report yet. Ofcom's free checker shows the speeds and mobile signal available at this address. Ofcom broadband and mobile checker
Missing data is never treated as good news. Not legal, survey or financial advice.