BS8 4JE Bristol, City of

Streets

• James Place, Hotwells: 5 addresses

Council tax

What each band costs in Bristol, City of in 2026-27: Band D £2,714 a year on average, including the police, fire and any county and parish charges.

Homes by band in the neighbourhood around this postcode: most are in band C (29% of about 900 homes).

Sources: Valuation Office Agency, Council Tax: stock of properties, homes at 31 March 2026 (counts rounded to the nearest 10), for the neighbourhood (census area of about 700 homes) around it, not just this postcode; Ministry of Housing, Communities and Local Government, council tax levels 2026-27. Bands are charged as fixed shares of Band D; the actual bill depends on the parish and on discounts such as the single-person discount. Check a home's own band with the official council tax band checker.

Planning and heritage

• Conservation area: yes, Clifton (council page). Extensions, demolition, some windows and doors, and work on trees need consent.
• Listed buildings within 100 m of this postcode: 22.
• Article 4 direction (removing permitted development rights): Clifton Ward (1999 ward boundary).
• Tree preservation orders: 6 protected trees within 100 m of this postcode.
• Green belt: no.

Listed buildings

• 32-44 Caledonia Place and attached front basement area cast-iron railings, grade II*
• NUMBERS 1 TO 13 AND ATTACHED FRONT BASEMENT AREA RAILINGS, grade II*
• 15, 17 AND 19, PORTLAND STREET, grade II
• 19-25, THE MALL, grade II
• 22, PORTLAND STREET, grade II
• 30 AND 32, PORTLAND STREET (See details for further address information), grade II
• 30, THE MALL, grade II
• 7 AND 9, THE MALL, grade II
• ARC LAMP POST APPROXIMATELY 3 METRES SOUTH EAST OF NUMBER 13, grade II
• ARC LAMP POST APPROXIMATELY 3 METRES SOUTH EAST OF NUMBER 6, grade II
• ARC LAMP POST TO MIDDLE OF INTERSECTION WITH CALEDONIA PLACE, grade II
• ARC LAMP POST TO MIDDLE OF INTERSECTION WITH WEST MALL, grade II
• CARTER'S BUILDINGS CARTER'S BUILDINGS AND ATTACHED GAS LAMP NUMBERS 8 TO 12 AND CARTER'S WAREHOUSE, grade II
• K6 TELEPHONE KIOSK NEAR JUNCTION WITH SION PLACE, grade II
• NUMBER 27 AND ATTACHED FRONT AREA RAILINGS, grade II
• NUMBER 28 AND ATTACHED FRONT AREA CAST IRON RAILINGS, grade II
• NUMBERS 1 TO 12 (CONSECUTIVE) AND ATTACHED FRONT AREA RAILINGS, grade II
• NUMBERS 1 TO 5 AND ATTACHED FRONT BASEMENT AREA RAILINGS, grade II
• NUMBERS 1 TO 7 (CONSECUTIVE) AND ATTACHED BASEMENT AREA RAILINGS, grade II
• NUMBERS 18 AND 20 INCLUDING PART OF NUMBER 22, grade II
• NUMBERS 24, 26 AND 28 INCLUDING PART OF NUMBER 22, grade II
• PERIMETER RAILINGS AND GATES TO CENTRAL GARDENS FRONTING NUMBERS 1 TO 13, grade II

Brownfield land registered for housing within 1.0 km

• 2-16 Clifton Down Road Bristol BS8 4AF, permissioned (220 m)
• Regent House 27A Regent Street Bristol BS8 4HR, permissioned (250 m)
• Merchants House 26-28 Regent Street Bristol BS8 4HG, permissioned (290 m)
• Merchants House 26-28 Regent Street & 17-18 Merchants Road Bristol BS8 4HG, permissioned (290 m)
• Somerset House 18 Canynge Road Bristol BS8 3JX, permissioned (340 m)
• Somerset House 18 Canynge Road Bristol BS8 3JX: up to 20 homes, permissioned (340 m)
• Emmaus House Clifton Hill Bristol BS8 1BN, permissioned (400 m)
• Former Car Park College Road Clifton Bristol BS8 3HX: up to 62 homes, permissioned (790 m)

Source: planning.data.gov.uk (Ministry of Housing, Communities and Local Government), compiled from councils and, for listed buildings, Historic England's National Heritage List. Conservation areas, Article 4 directions, tree preservation areas and the green belt are checked at each postcode's centre. Listed buildings and protected trees are counted within 100 m of this postcode. Councils publish Article 4 directions, tree preservation orders and brownfield registers to different standards, and some not yet. Planning applications are not here: there is no national open record of them yet.

Flood risk

No address in this postcode is in an area at high, medium or low risk of flooding from rivers, the sea or surface water. The rest are in areas at very low risk: less than a 0.1% (1 in 1,000) chance a year.

Rivers and the sea alone: no home is in an area at risk.

High: 3.3% (1 in 30) or more chance of flooding a year. Medium: 1% to 3.3%. Low: 0.1% to 1%. Very low: under 0.1%. The rivers and sea figures allow for flood defences. Counts cover whole postcodes, which can include other streets.

Flood zone for planning: no postcode centre is in flood zone 2 or 3.

Sources: Environment Agency Flood risk: postcode search tool data (loaded 29 October 2026), Risk of Flooding from Rivers and Sea: postcodes in areas at risk (loaded 29 October 2026) and Flood Map for Planning (loaded 28 October 2026). Flood zones are checked at each postcode's centre point. These are models of areas, which their publishers say are not suitable for showing whether an individual property is at risk, and they do not cover flooding from sewers or drains. Check an address on the official long-term flood risk service.

Broadband

Superfast 100%, ultrafast 100%, gigabit 100% of premises; 0% cannot get 10 Mbit/s. Ofcom Connected Nations, data as at January 2026.