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Neighbourhood · Cheltenham

Benhall & The Reddings: house prices and how the area is changing

Official figures for the Benhall & The Reddings neighbourhood of Cheltenham, England (ONS area Cheltenham 010). Headline figures assembled 2 November 2026. Postcodes GL51. Figures that read a point use the neighbourhood's centre, near GL51 6QY.

An affluent neighbourhood, showing some signs of gentrification

Benhall & The Reddings is an affluent neighbourhood; it shows some signs of gentrification against Cheltenham (2 of 17 signals rising, none falling). Houses here typically resell for £378,750 and flats for £180,000 (median resale prices, 2023-2025). Schools nearby are improving in line with the council's and the nearest station, Cheltenham Spa, is about a 21-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 2 November 2026; source dates are shown below.

Typical house price

£378,750

Median resale price of houses in the neighbourhood, 2023-2025; +33% against 2017-2019.

Source: HM Land Registry Price Paid Data

Typical flat price

£180,000

Median resale price of flats in the neighbourhood, 2023-2025; +23% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Affluent

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Some signs

Weighted balance +0.12; 2 of 17 signals up, 0 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 10 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 9 to 10.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£59,300

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Benhall & The Reddings sits in Cheltenham

  • Typical house price: 8th highest of 15 neighbourhoods in Cheltenham
  • Typical flat price: 6th lowest of the 13 neighbourhoods in Cheltenham with enough flat sales for one
  • Average household income: 6th highest of 15 neighbourhoods in Cheltenham

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 2 November 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Benhall & The Reddings

House prices: Benhall & The Reddings against Cheltenham: This neighbourhood £55k (1995) to £381k (2026); Cheltenham £59k (1995) to £375k (2026).£98k£345k2026202120162011200620011995This neighbourhood£381kCheltenham£375k
Median resale price of houses each year here and across Cheltenham, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).
Flat prices: Benhall & The Reddings against Cheltenham: This neighbourhood £47k (1999) to £201k (2025); Cheltenham £54k (1999) to £188k (2026).£68k£189k2026202220182014201020061999This neighbourhood£201kCheltenham£188k
Median resale price of flats each year here and across Cheltenham, 1999 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 2 November 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

2 of 17 counted signals point towards rising affluence against Cheltenham, 0 the other way and 15 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

  • Homes selling
  • Benefit claims (DWP)

Stations and schools nearby

Nearest station

  • Cheltenham Spa Railway station, about a 21-minute walk from the neighbourhood's centre (1.7 km in a straight line). About 9.9 trains an hour leave between 07:00 and 19:00 on a weekday: Transport for Wales and CrossCountry to Cardiff Central (67 to 75 min); CrossCountry and Great Western Railway to Bristol Temple Meads (38 to 47 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school St Mark's Church of England Junior School 350 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Mar 2023).
  • Nearest state secondary school Pate's Grammar School 1.5 km from the neighbourhood's centre. Ofsted: Outstanding (Mar 2024).

Schools: Department for Education, Get Information about Schools (20 October 2026); inspections: Ofsted's management information as at 30 September 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Benhall & The Reddings

What is the typical house price in Benhall & The Reddings?

£378,750. Median resale price of houses in the neighbourhood, 2023-2025; +33% against 2017-2019.

How does Benhall & The Reddings compare with the rest of Cheltenham?

Typical house price: 8th highest of 15 neighbourhoods in Cheltenham. Typical flat price: 6th lowest of the 13 neighbourhoods in Cheltenham with enough flat sales for one. Average household income: 6th highest of 15 neighbourhoods in Cheltenham.

Is Benhall & The Reddings an affluent area?

Affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Benhall & The Reddings gentrifying?

Some signs. Weighted balance +0.12; 2 of 17 signals up, 0 down, against the borough.

What is the nearest station to Benhall & The Reddings?

Cheltenham Spa. Railway station, about a 21-minute walk from the neighbourhood's centre (1.7 km in a straight line). About 9.9 trains an hour leave between 07:00 and 19:00 on a weekday: Transport for Wales and CrossCountry to Cardiff Central (67 to 75 min); CrossCountry and Great Western Railway to Bristol Temple Meads (38 to 47 min).

Which state schools are nearest to Benhall & The Reddings?

Nearest state primary school. St Mark's Church of England Junior School. 350 m from the neighbourhood's centre. Ofsted: Ungraded visit: School remains Good (Mar 2023). Nearest state secondary school. Pate's Grammar School. 1.5 km from the neighbourhood's centre. Ofsted: Outstanding (Mar 2024).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.