Sitting between Bristol’s poshest enclave that is Clifton and the trendy shopping strip of the Gloucester Road, Redland and Cotham are both affluent and leafy residential areas north of the river.
They have their own village of upmarket shops, bars and restaurants, as well as several independent schools and state education that is rated either good or outstanding by Ofsted.
Let’s discover Redland and Cotham.
REDLAND & COTHAM
Surrounded by Whiteladies Road and Gloucester Road to the west and east respectively, Redland’s northern and southern boundaries are less easily defined. Cotham is its immediate neighbour to the south, although there’s little to distinguish between the 2 areas because the atmosphere and architecture changes very little until you get down to Kingsdown and the beginning of the city centre.
Redland’s broad leafy avenues and Victorian villas attract a number of students as well as families and young professionals. The Sunday Times rated Redland as the 3rd best place to live in the South West.
Highly affluent and full of life, Redland is a desirable neighbourhood and widely regarded as one of the most sought after area of Bristol to live in and represents a great alternative to Clifton.
What draws many families to Redland is the excellent school provision in this area, at both primary and secondary level. Such examples are Westbury Primary School and Redland Green School, both of which are rated ‘outstanding’ by Ofsted.
Redland constitutes an excellent choice for individuals looking for a semi-suburban neighbourhood with easy access to amenities. The majority of the houses are within walking distance to facilities such as schools, surgeries, shops, restaurants and green space. The area has its own high street, with more shops available in Clifton and Bishopston.
Cotham, due its position closer to the city centre (along with Kingsdown) is a slightly more urban alternative to Clifton. Similar in character to Redland, Cotham offers great and quick access to the city centre therefore it is another location of choice for young professionals and families.
The population in Cotham is a mixture of mature students and professionals, with many working in the nearby Bristol Royal Infirmary and St Michaels Hospital. Chandos Road is a particular favourite destination amongst local residents due to the attractive choice of shops, restaurants, cafes and wine bars alongside some part-commercial strip of store also present.
Architecture and Properties in Redland and Cotham
Redland, as a suburb of Bristol, emerged in the 19th century as a leafy retreat from city life. Like neighbouring Sneyd Park almost all of the homes in the area date to the period, with many Victorian houses and apartment complexes, many fronted in local stone.
Predominantly Georgian and Regency era, most properties in Redland are large mansions that either remain as standalone homes or have been converted into spacious flats. Redland differs from Clifton by the presence of some Victorian housing and a reasonable choice of interwar period properties, too. It’s cheaper than Clifton, but not by much, although the more affordable homes tend to be quite a bit larger than those usually found in Clifton.
One of the most recognisable parts of Cotham has to be St Michael’s Hill: a steep, winding road running from the top of Christmas Steps in the city centre.
If you are heading west from St Michael’s Hill, you will enter into the University of Bristol territory. Although the streets are overall pleasant in their appeal, this can be busy and noisy throughout the academic year as there are a few students halls in the area and many students opt to rent a shared house locally.
To the East of St Michael’s Hill lies the main part of Cotham, formed by a charming set of streets populated with terraced houses and cobbled alleyways.
The Northern boundary of Cotham is naturally defined by the railway line stretching from Redland station to the east to Clifton Down station to the West. However parts of Redland immediately north of this line are considered as Cotham by many (estate agents included) therefore there is a bit of confusion and divergence of opinion amongst locals and postcodes snobs!
Though the area is characterised by its large, detached properties, there is also a good supply of terraces and semi-detached homes. Some of the largest houses have been converted into flats, while new build apartments have also emerged recently on the market.
House Prices in Redland & Cotham
Properties in BS6 had an overall average price of £531,545 over the last year.
The majority of sales in BS6 during the last year were flats, selling for an average price of £351,278.
Terraced properties sold for an average of £620,495, with semi-detached properties fetching £803,010.
Overall, sold prices in BS6 over the last year were 10% up on the previous year and 11% up on the 2017 peak of £476,918.
On average, house prices in the area tend to sit above the Bristol average. The majority of sales tend to be flats which are more affordable, while at the top end of the market, the biggest and best family homes can sell for over £1 million.
The homes here are big and were built mostly in the 19th century. Some have been converted to flats, but the biggest and best family homes command prices hovering around the £1m mark.
For more information on house prices in Redland & Cotham, please visit the House Price data link for BS6 postcode (source: home.co.uk):
Properties for sale in Redland and Cotham
Redland and Cotham Transport
Redland and Cotham are very conveniently located to make the best of city-life and the suburban bliss. Spreading from Whiteladies Road to Gloucester Road, the area has easy access to Durham Downs, Bristol City Centre and the popular Clifton Village. As Redland and Cotham are both located north of the city centre, they both benefit from easy access to the A38, while the A4 can be reached in under 10 minutes.
What makes Redland and Cotham particularly popular with families and daily commuters is that it enjoys good railway access. These suburbs are situated between Clifton Down station and Redland station, providing quick routes into the city centre and mainland rail network. The area is also served well by bus transport, with stations along many of the major roads, including Redland Road and Whiteladies Road.
There are two stations here: Redland and Montpelier on the Severn Beach line out of Bristol Temple Meads. Temple Meads Railway Station is 2.7 miles from Redland.
Frequent buses link to the city centre (Broadmead), Southmead Hospital, University of west of England (Frenchay) and Temple Meads Railway Station. Bus routes: 9, 72, 77 and 505.
Road: The district is bordered by the A38 Gloucester Road and the A4018, both running roughly South and into the city centre and North to the M5 at junctions 16 and 17 respectively.
Redland and Cotham Schools
Redland and Cotham have become some of the most popular and sought after areas of Bristol with families for one main reason: it is home to some of Bristol’s highest achieving schools. The area boasts numerous ‘good’ and ‘outstanding’ establishments at both the primary and secondary level.
Popular primary schools in the area include Westbury Park Primary School, St John’s Church of England Primary School and St Peter and Paul RC Primary School. All of the above attained an ‘outstanding’ commendation from Ofsted during their last inspection.
At the secondary level, Redland Green School regularly tops league tables, while Colston’s Girl’s School is another popular choice for parents desiring a single-sex education. Both schools are rated ‘outstanding’ and located within walking distance of Redland. For private education, parents have to look a little further out, with Clifton College being the nearest public school for girls and boys aged 2 – 18.
State Primary Schools
State Secondary Schools
Redland and Cotham Entertainment
Chandos Road, Lower Redland Road and Cotham Hill are where most of the shops are clustered. To the West of the district is Whiteladies Road and Clifton and to the East Gloucester Road, renowned for its independent traders.
There are endless good choices for eating around Chandos Road (Michelin starred Wilks) and Zetland Road (Greens) in Redland and on the Cotham/Kingsdown border (Bulrush, hotly tipped for a Michelin star). There are also plenty of great cafes along nearby Gloucester Road.
Parks, Sport and Leisure:
Durham and Clifton Downs sit at the North West tip of Redland. St Andrew’s Park, Cotham Gardens and Redland Green all have children’s play areas.
In terms of sport, tennis and racquet sports, bowling and archery are catered for, along with a fitness centre and spa.
Summary of Redland & Cotham
* Aspirational and fashionable
* Properties above the average price for Bristol
* Cheaper than Clifton but similar offering
* Popular with professionals, families and Bristol University students. Properties sell and rent very quickly
* Good for: tree-lined roads, lovely parks, excellent neighbourhood, restaurants and transport links
* Downside: above average acquisition costs
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