Copse Road Clevedon, North Somerset
89 addresses across 6 postcodes (BS21), about 380 m long, classed as a local road. USRN 47805702.
- Sales: 136 recorded sales since 1995; in 2026 the median was £488,500 across 2 sales.
- Energy: 49 homes have an energy certificate (C: 8, D: 20, E: 19, F: 2).
- Flood: 3 addresses on its postcodes are in areas at high or medium risk of flooding from rivers, the sea or surface water.
- Council tax: Most homes around it are in council tax band C; Band D in North Somerset costs £2,491 a year in 2026-27.
- Broadband: Gigabit broadband is available to 75% to 100% of premises.
- Transport: The nearest railway station is Yatton, about 6.2 km (3.9 miles) away in a straight line.
- Green space: The nearest park or garden, Alexandra Gardens, is about 70 m away.
- Air: Background air pollution in 2024 was 6.8 µg/m³ of nitrogen dioxide and 5.5 of PM2.5, within UK legal limits.
- Height: Its addresses are 10 to 38 m above sea level.
- Noise: 6 of its 89 addresses are modelled at 55 dB or more from road traffic.
- Doctors: The nearest GP surgery is Clevedon Medical Centre, about 1.2 km (0.7 miles) away.
- People: About 1,020 people lived in the census areas around it in 2021; 59% of households owned their home and 46% of adults held a degree or other higher qualification.
- Crime: 67 crimes were recorded within 250 m between September 2025 and August 2026, most often violence and sexual offences.
Sales on this street
| Year | Sales | Median price | Lowest | Highest |
|---|---|---|---|---|
| 2026 | 2 | £488,500 | £352,000 | £625,000 |
| 2025 | 1 | £297,000 | £297,000 | £297,000 |
| 2024 | 6 | £652,500 | £220,000 | £955,000 |
| 2023 | 4 | £442,500 | £310,000 | £650,000 |
| 2022 | 2 | £631,750 | £587,500 | £676,000 |
| 2021 | 1 | £540,000 | £540,000 | £540,000 |
| 2020 | 1 | £192,000 | £192,000 | £192,000 |
| 2019 | 4 | £330,000 | £263,000 | £434,500 |
| 2018 | 3 | £250,000 | £220,000 | £505,000 |
| 2017 | 3 | £430,000 | £305,000 | £750,000 |
| 2016 | 1 | £440,000 | £440,000 | £440,000 |
| 2015 | 5 | £225,000 | £200,000 | £385,000 |
| Date | Address | Type | Price | Notes |
|---|---|---|---|---|
| 15 Jul 2026 | 36 BS21 7QP | Detached | £625,000 | |
| 11 May 2026 | FLAT 1, HIGHCLIFFE COURT, 49 BS21 7QP | Flat or maisonette | £352,000 | Leasehold. |
| 21 Feb 2025 | 52A BS21 7QP | Semi-detached | £297,000 | Leasehold. |
| 2 Dec 2024 | 47 BS21 7QN | Detached | £955,000 | |
| 1 Nov 2024 | 46A BS21 7QP | Flat or maisonette | £220,000 | |
| 9 Aug 2024 | 56 BS21 7QP | Semi-detached | £865,000 | |
| 7 Jun 2024 | 2 BS21 7QL | Terraced | £705,000 | |
| 10 Apr 2024 | 16 BS21 7QL | Terraced | £600,000 | |
| 1 Mar 2024 | FIRST FLOOR FLAT, 6 BS21 7QL | Flat or maisonette | £330,000 | Leasehold. |
| 15 Dec 2023 | FLAT 2, HIGHCLIFFE COURT, 49 BS21 7QP | Flat or maisonette | £310,000 | Leasehold. |
| 18 Aug 2023 | 43 BS21 7QN | Detached | £650,000 | |
| 15 Aug 2023 | 48 BS21 7QP | Terraced | £310,000 | |
| 13 Jul 2023 | 26 BS21 7QL | Terraced | £575,000 | |
| 11 Jul 2022 | 20 BS21 7QL | Semi-detached | £587,500 | |
| 11 May 2022 | 51 BS21 7QP | Other | £287,500 | Leasehold. Not a standard sale (repossession, buy-to-let or transfer). |
| 21 Apr 2022 | 12 BS21 7QL | Terraced | £676,000 | |
| 30 Apr 2021 | 42 BS21 7QP | Other | £410,000 | Not a standard sale (repossession, buy-to-let or transfer). |
| 26 Mar 2021 | 15 BS21 7QN | Terraced | £540,000 | |
| 22 Jan 2020 | 42 BS21 7QP | Flat or maisonette | £192,000 | Leasehold. |
| 27 Sep 2019 | 16 BS21 7QL | Terraced | £360,000 | |
| 2 Aug 2019 | 52 BS21 7QP | Semi-detached | £434,500 | |
| 18 Apr 2019 | 6A BS21 7QL | Terraced | £263,000 | Leasehold. |
| 28 Feb 2019 | 23 BS21 7QN | Terraced | £300,000 | |
| 27 Sep 2018 | 48 BS21 7QP | Terraced | £220,000 | |
| 20 Jul 2018 | FIRST FLOOR FLAT, 6 BS21 7QL | Flat or maisonette | £250,000 | Leasehold. |
| 28 Feb 2018 | 21 BS21 7QN | Detached | £505,000 | |
| 22 Sep 2017 | FLAT 1, HIGHCLIFFE COURT, 49 BS21 7QP | Flat or maisonette | £305,000 | Leasehold. |
| 18 Aug 2017 | 34 BS21 7QL | Detached | £750,000 | |
| 24 Mar 2017 | 24 BS21 7QL | Terraced | £430,000 | |
| 6 Sep 2016 | 39 BS21 7QN | Semi-detached | £440,000 | |
| 14 Aug 2015 | 10 BS21 7QL | Terraced | £225,000 | |
| 7 Aug 2015 | 24 BS21 7QL | Terraced | £385,000 | |
| 26 Jun 2015 | 37 BS21 7QN | Terraced | £360,000 | |
| 13 Mar 2015 | CHANNEL COTTAGE, 33 BS21 7QN | Terraced | £217,000 | |
| 30 Jan 2015 | 46B BS21 7QP | Terraced | £200,000 | |
| 19 Sep 2014 | 51A BS21 7QP | Flat or maisonette | £225,500 | Leasehold. |
| 14 Nov 2013 | 20 BS21 7QL | Semi-detached | £385,000 | |
| 18 Oct 2013 | GARDEN FLAT, MILESTONE BS21 7QP | Flat or maisonette | £167,500 | Leasehold. |
| 23 Aug 2013 | 11 BS21 7QN | Terraced | £345,000 | |
| 8 Mar 2013 | 52A BS21 7QP | Semi-detached | £150,000 | Leasehold. |
| 20 Jun 2012 | 14 BS21 7QL | Terraced | £387,000 | |
| 19 Jun 2012 | 2 BS21 7QL | Terraced | £387,500 | |
| 15 Jun 2012 | 9 BS21 7QN | Terraced | £395,000 | |
| 9 May 2012 | 51 BS21 7QP | Flat or maisonette | £237,000 | Leasehold. |
| 8 Nov 2011 | THE COTTAGE, 46 BS21 7QP | Flat or maisonette | £179,950 | |
| 8 Aug 2011 | 51A BS21 7QP | Flat or maisonette | £225,000 | Leasehold. |
| 21 Jul 2011 | 34 BS21 7QL | Detached | £521,500 | |
| 5 May 2011 | 48 BS21 7QP | Terraced | £184,000 | |
| 8 Apr 2011 | 31 BS21 7QN | Terraced | £185,000 | |
| 18 Feb 2011 | FLAT 4, HIGHCLIFFE COURT, 49 BS21 7QP | Flat or maisonette | £190,000 | Leasehold. |
Energy performance certificates
49 homes with a current certificate; median floor area 120 m². Most common: House, mid-terrace (14); House, semi-detached (10); Flat (10). Built: before 1900 (41); 1900-1929 (3); 1996-2002 (2). Tenure at assessment: owner-occupied (27); rented (private) (7).
Each home's certificates and sales (30 addresses)
- 1, Copse Road
- 3a, Copse Road
- 3b, Copse Road
- 4, Copse Road
- 6, Copse Road
- 7, Copse Road
- 9, Copse Road
- 11, Copse Road
- 14, Copse Road
- 15, Copse Road
- 16, Copse Road
- 17, Copse Road
- 21, Copse Road
- 23, Copse Road
- 24, Copse Road
- 28, Copse Road
- 31, Copse Road
- 33, Copse Road
- 34, Copse Road
- 39, Copse Road
- 40, Copse Road
- 42b Copse Road
- 46b, Copse Road
- 52, Copse Road
- 56, Copse Road
- First Floor Flat, 29 Copse Road
- Flat 1 Highcliffe Court, 49, Copse Road
- Flat 2 Highcliffe Court, 49, Copse Road
- Flat 4 Highcliffe Court, 49, Copse Road
- The Cottage, 46 Copse Road
Council tax
What each band costs in North Somerset in 2026-27: Band D £2,491 a year on average, including the police, fire and any county and parish charges.
| A | B | C | D | E | F | G | H |
|---|---|---|---|---|---|---|---|
| £1,661 | £1,938 | £2,214 | £2,491 | £3,045 | £3,598 | £4,152 | £4,982 |
Homes by band in the neighbourhoods around this street: most are in band C (23% of about 1,490 homes).
Planning and heritage
- Conservation area: yes, Clevedon. Extensions, demolition, some windows and doors, and work on trees need consent.
- Listed buildings on or by this street: 14.
- Article 4 direction (removing permitted development rights): Clevedon Conservation Area (2), Clevedon Conservation Area (3).
- Tree preservation orders: 11 protected trees on or by this street.
- Green belt: no.
Listed buildings
- 18-32, COPSE ROAD, grade II
- 38, HILL ROAD (See details for further address information), grade II
- 5, COPSE ROAD, grade II
- 50 AND 52, COPSE ROAD, grade II
- CHRISTIANA, grade II
- COPSE LODGE, grade II
- GROVE VILLA, grade II
- RODNEY HOUSE, grade II
- ROYAL OAK, grade II
- ST ANTONY'S SCHOOL, grade II
- ST MARTIN'S, grade II
- STANLEY LODGE AND 2-16 COPSE ROAD, grade II
- THE LOOK OUT WHITSOM LODGE, grade II
- THE TOWN MARKET HALL, grade II
Brownfield land registered for housing within 1 km (0.6 miles)
- Marine Hill House Marine Hill Clevedon, permissioned (90 m)
- Severn Oaks, 6 Jesmond Road, Clevedon: up to 6 homes, permissioned (760 m (0.5 miles))
- 2-6 Bay Road Clevedon: up to 19 homes, permissioned (880 m (0.5 miles))
Roadworks
Planned, as of 31 October 2026
- 5 November 2026 to 6 November 2026: BRISTOL WATERWORKS COMPANY, Utility repair and maintenance works, some carriageway incursion, on the footway (minor works)
Finished in the last three months
- 25 August 2026 to 29 August 2026: BRISTOL WATERWORKS COMPANY, Utility repair and maintenance works, road closure, on the footway, carriageway (immediate - urgent works)
- 17 August 2026: WALES AND WEST UTILITIES LTD, Permanent reinstatement, road closure, on the carriageway (major works)
Flood risk
Rivers, the sea or surface water: in this street's postcodes, 2 addresses are in areas at high risk, 1 at medium risk and 23 at low risk. Each address counts once, at the higher of its rivers-and-sea and surface-water risk.
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 on this street is in flood zone 2 or 3.
| Postcode | Planning zone | Addresses at high / medium / low risk | Groundwater |
|---|---|---|---|
| BS21 7QP | not in 2 or 3 | 0 / 0 / 0 | unlikely |
| BS21 7QN | not in 2 or 3 | 1 / 1 / 8 | unlikely |
| BS21 7QL | not in 2 or 3 | 1 / 0 / 13 | unlikely |
| BS21 7RB | not in 2 or 3 | 0 / 0 / 0 | unlikely |
| BS21 7PN | not in 2 or 3 | 0 / 0 / 0 | unlikely |
| BS21 7QD | not in 2 or 3 | 0 / 0 / 2 | unlikely |
Height above sea level
The street's 89 addresses are between 10 m and 38 m above sea level (19 m on average); the ground rises about 27 m from the lowest to the highest.
Broadband
| Postcode | Superfast (30 Mbit/s+) | Ultrafast (300 Mbit/s+) | Gigabit | Below 10 Mbit/s |
|---|---|---|---|---|
| BS21 7PN | 100% | 75% | 75% | 0% |
| BS21 7QD | 100% | 100% | 100% | 0% |
| BS21 7QL | 100% | 100% | 100% | 0% |
| BS21 7QN | 100% | 100% | 100% | 0% |
| BS21 7QP | 100% | 100% | 100% | 0% |
Getting around
| Nearest | Distance | |
|---|---|---|
| Railway stations | Yatton 527,000 journeys in 2024–25 | 6.2 km (3.9 miles) |
| Nailsea and Backwell 476,000 journeys in 2024–25 | 8 km (5 miles) | |
| Worle 398,000 journeys in 2024–25 | 10.1 km (6.3 miles) | |
| Bus stops | 10 stops within 400 m (0.2 miles), 28 within 800 m (0.5 miles); nearest Copse Road Clevedon | 50 m |
| Ferry terminal | Clevedon Pier | 440 m (0.3 miles) |
| Car parks | Bay Rd Parking | 850 m (0.5 miles) |
| EV charging points | 1 within 1.6 km (1 mile); nearest Osprey Charging Station | 850 m (0.5 miles) |
| Airport with scheduled flights | Bristol Airport BRS | 12 km (7.5 miles) |
Local services
| Nearest | Distance | |
|---|---|---|
| GP surgeries | 1 practices within 1.6 km (1 mile); nearest Clevedon Medical Centre | 1.2 km (0.7 miles) |
| Pharmacies | 3 pharmacies within 1.6 km (1 mile); nearest Well | 610 m (0.4 miles) |
| NHS dentists | 4 practices within 1.6 km (1 mile); nearest Linden Lodge Dental Practice | 510 m (0.3 miles) |
| Hospital | Bft Southmead Clevedon Hospital | 1.1 km (0.7 miles) |
| Police station | Avon and Somerset Police Federation | 2.4 km (1.5 miles) |
| Cash machines | Cashpoint® 16 The Triangle Lloyds Bank | 1 km (0.6 miles) |
Parks and green space
| Nearest | Distance | |
|---|---|---|
| Park or garden | 7 within 800 m (0.5 miles); nearest Alexandra Gardens 8,060 m² | 70 m |
| Largest park within 800 m (0.5 miles) | Herbert Gardens 1.2 ha | 370 m |
| Play area | 1 within 800 m (0.5 miles); nearest Unnamed 320 m² | 540 m (0.3 miles) |
| Playing field | 1 within 800 m (0.5 miles); nearest Unnamed 2.2 ha | 530 m (0.3 miles) |
| Allotments | 1 within 800 m (0.5 miles); nearest Victoria Road Allotments 2,470 m² | 580 m (0.4 miles) |
Within 800 m (0.5 miles): 7 parks and gardens, 4.2 hectares in all.
Landmarks
The nearest historic landmark is The Pier, Including the Tollhouse, a listed building (Grade I), 310 m west. 92 listed buildings are within 1 km (0.6 miles), 1 of them Grade I and 4 of them Grade II*.
| Name | What it is | From the middle of the street |
|---|---|---|
| The Pier, Including the Tollhouse | Listed building, Grade I | 310 m west |
| Christ Church | Listed building, Grade II* | 700 m (0.4 miles) south-east |
| Woodspring District Council Offices (Housing Services Department) | Listed building, Grade II* | 750 m (0.5 miles) south-east |
| Church of St John | Listed building, Grade II* | 790 m (0.5 miles) south |
| Slight univallate hillfort at Wain's Hill | Scheduled monument | 1.8 km (1.1 miles) south-west |
| Clevedon Court | Registered park or garden, Grade II* | 1.9 km (1.2 miles) east |
| Name | What it is | From the middle of the street |
|---|---|---|
| Pier Copse | Wood | 130 m south-west |
| Dial Hill | Hill | 390 m east |
| Clevedon Bay | Bay | 500 m (0.3 miles) south-west |
| The Gordano Round | Wetland | 540 m (0.3 miles) north |
| Walton Cliff | Cliff or slope | 900 m (0.6 miles) north-east |
| Marine Lake | Lake or reservoir | 1.1 km (0.7 miles) south-west |
Air quality
| Pollutant | Here | UK limit | WHO guideline |
|---|---|---|---|
| Nitrogen dioxide (NO2) | 6.8 | 40 | 10 |
| Fine particles (PM2.5) | 5.5 | 20 | 5 |
| Particles (PM10) | 8.3 | 40 | 15 |
All three are within the UK legal limits; PM2.5 is above the WHO guideline, as in most towns and cities.
Road and rail noise
| Level | Road traffic | Railways |
|---|---|---|
| 65 to 69 | 1 | 0 |
| 60 to 64 | 3 | 0 |
| 55 to 59 | 2 | 0 |
| Under 55 | 83 | 89 |
6 of the street's 89 addresses are modelled at 55 dB or more from road traffic, above the WHO guidelines.
Climate, daylight and earthquakes
Monthly temperatures and rainfall, sunrise and sunset through the year, and earthquakes recorded nearby since 1970 are much the same across the area, so they are worked out once for North Somerset: see them on the North Somerset page.
Nearest schools
| School | Phase | Ages | Distance | Inspection |
|---|---|---|---|---|
| St Nicholas Chantry Church of England Primary School | Primary | 4–11 | 1 km (0.6 miles) | No overall grade (Oct 2024, graded inspection without an overall judgement): Quality of education: Good; Behaviour and attitudes: Good; Personal development: Good; Leadership and management: Good |
| Clevedon School | Secondary | 11–18 | 1.2 km (0.7 miles) | Good (Apr 2024, overall grade under the previous framework) |
| All Saints Church of England Primary School | Primary | 2–11 | 1.3 km (0.8 miles) | No published inspection |
| Yeo Moor Primary School | Primary | 2–11 | 1.5 km (0.9 miles) | Good (Jun 2023, overall grade under the previous framework) |
| St John the Evangelist Church School Church of England | Primary | 4–11 | 1.6 km (1 mile) | No published inspection |
| Mary Elton Primary School | Primary | 4–11 | 1.8 km (1.1 miles) | Good (Mar 2024, overall grade under the previous framework) |
Food hygiene ratings nearby
| Business | Type | Distance | Rating | Rated |
|---|---|---|---|---|
| Le French Corner Clevedon BS21 7PJ | Restaurant/Cafe/Canteen | 30 m | 3 Generally satisfactory | 5 Aug 2025 |
| Mon Plaisir BS21 7PH | Restaurant/Cafe/Canteen | 30 m | 5 Very good | 2 Jul 2026 |
| Tea Veranda (The) BS21 7PH | Restaurant/Cafe/Canteen | 30 m | 5 Very good | 25 Aug 2026 |
| Vintage & Vine BS21 7PH | Pub/bar/nightclub | 40 m | 5 Very good | 29 May 2024 |
| Murrays Restaurant BS21 7PN | Restaurant/Cafe/Canteen | 60 m | 4 Good | 3 Jul 2025 |
| Cafe Clay BS21 7PL | Restaurant/Cafe/Canteen | 80 m | 5 Very good | 19 Dec 2025 |
| Butterflies Coffee Shop BS21 7PL | Restaurant/Cafe/Canteen | 100 m | 3 Generally satisfactory | 10 Jun 2025 |
| Sixty Seven BS21 7PD | Restaurant/Cafe/Canteen | 140 m | 5 Very good | 9 Jan 2026 |
| Clevedon Distillery (The) BS21 7NZ | Manufacturers/packers | 140 m | 5 Very good | 10 Dec 2025 |
| Clevedon Pier Cafe BS21 7QS | Restaurant/Cafe/Canteen | 160 m | 5 Very good | 29 May 2024 |
| Books on the Hill BS21 7NZ | Retailers - other | 160 m | 5 Very good | 20 Mar 2024 |
| Tiffin @ Scoozi Restaurant BS21 7NZ | Restaurant/Cafe/Canteen | 180 m | 3 Generally satisfactory | 13 Nov 2025 |
| Fawn Coffee Shop BS21 7QH | Restaurant/Cafe/Canteen | 180 m | 5 Very good | 28 Aug 2025 |
| Venue JP BS21 7NZ | Pub/bar/nightclub | 190 m | Awaiting inspection | |
| Pullins (Bakers) Limited BS21 7PD | Retailers - other | 200 m | 4 Good | 20 May 2025 |
Crime within 250 m
| Category | Crimes |
|---|---|
| Violence and sexual offences | 15 |
| Anti-social behaviour | 13 |
| Burglary | 10 |
| Shoplifting | 10 |
| Other theft | 7 |
| Public order | 5 |
| Criminal damage and arson | 3 |
| Vehicle crime | 3 |
| Robbery | 1 |
Most of these are attached to: On or near Gardens Road (19); On or near The Zig Zag (15); On or near Leagrove Road (7); On or near Dial Hill Road (5); On or near Woodlands Road (4).
People and work
Who lives here
| Around this street | England | |
|---|---|---|
| Median age | 57 | 40 |
| Children under 15 | 9% | 17% |
| Aged 65 and over | 36% | 18% |
Homes
| Around this street | England | |
|---|---|---|
| Owned (outright or with a mortgage) | 59% | 61% |
| Owned outright | 38% | 33% |
| Shared ownership | under 1% | 1% |
| Social rented | 11% | 17% |
| Private rented | 30% | 21% |
Work and commuting
| Around this street | England | |
|---|---|---|
| Adults (16 and over) in work | 52% | 57% |
| Unemployment (of those working or looking for work) | 4% | 6% |
| Retired (of adults) | 36% | 22% |
| Long-term sick or disabled (of adults) | 3% | 4% |
| Work mainly from home (of those in work) | 40% | 32% |
| Travel to work by car or van | 48% | 48% |
| By train, Underground, metro or tram | under 1% | 4% |
| By any public transport, including bus | 2% | 8% |
| On foot or by bicycle | 9% | 10% |
| Work within 10 km (6 miles) of home (of those who travel to work) | 42% | 65% |
| Work 30 km (19 miles) or more away | 9% | 8% |
Education and languages
| Around this street | England | |
|---|---|---|
| Degree or other higher qualification, Level 4+ (of adults) | 46% | 34% |
| No qualifications | 13% | 18% |
| Apprenticeship as highest qualification | 4% | 5% |
| Main language English (aged 3 and over) | 96% | 91% |
| Cannot speak English well or at all | under 1% | 2% |
Deprivation
The 2 neighbourhoods around this street are in deciles 8 to 9 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived tenth of England's 33,755 neighbourhoods and 10 the least.
What has changed
- Roadworks Street works permit: BRISTOL WATERWORKS COMPANY: Utility repair and maintenance works, 5 November 2026 to 6 November 2026 (some carriageway incursion) found 3 November 2026
- Food hygiene ratings Clevedon Masonic Hall (pub/bar/nightclub, BS21 7RN) re-inspected, still 5 Very good (rated 23 October 2026) found 31 October 2026
Postcodes on this street
- BS21 7QP: 33 addresses of 35 in the postcode
- BS21 7QN: 32 addresses
- BS21 7QL: 18 addresses
- BS21 7RB: 4 addresses
- BS21 7PN: 1 address of 27 in the postcode
- BS21 7QD: 1 address of 49 in the postcode
Nearby streets
Leagrove Road · Friary Close · Coity Place · Marine Hill · Marine Place · Alexandra Road · Marine Parade · Gardens Road · Castle View Road · The Zig Zag · Woodlands Road · Alexandra Road
All the streets in BS21 and across North Somerset.
What this page cannot tell you
- Whether a particular house is at risk of flooding, subsiding or anything else: the flood map is a model of areas and there is no property-level data here.
- What a home is worth now: sales are historic prices for the homes that happened to sell.
- How safe the street is: crime points are moved to anonymised locations and many crimes are never reported.
- Whether you would get a place at a school: distances are straight lines, not catchments.
- Who lives on the street now: census figures describe the small areas around it in March 2021, during a lockdown.
- How long a journey takes or how often anything runs: transport distances are straight lines to the nearest stops.
- Whether a GP practice is taking new patients, or a dentist new NHS patients.
- How loud a home is inside, or noise from industry, neighbours or smaller airfields: noise figures are models of road, rail and air traffic outside.
How each figure on this page is matched to the street and worked out: methodology.