# 21 OVERBROOK CLOSE, GLOUCESTER, GLOUCESTERSHIRE, GL4 3BQ

## Property details

- Slug: `2abb1b2` (address key hash: `2abb1b2ee0f83269cf4899bab96db88c3d24a9cb`)
- Postcode: GL4 3BQ
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 56 m²
- EPC rating: D
- Year built: England and Wales: 1967-1975
- Last sold: £150,000 Mar 2026
- Price per m²: £2,679/m²
- Local average: £157,571 (7 sales)

## Latest sale

- Price: £150,000
- Date: 2026-03-31
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 13/07/2035
- **Current heating cost:** £915/year
- **Est. upgrade cost to C:** £9,558

### Recommendations
- W2 (£5,000 - £10,000)
- C (£20 - £40)
- E (£210 - £245)
- L2 (£1,200 - £2,400)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2215-1883-7174-5381-1311)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-31 | £150,000 | Flat | — | £151,417 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-02f0-b8d0-e063-4704a8c08d98) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 OVERBROOK CLOSE, GLOUCESTER, GLOUCESTERSHIRE, GL4 3BQ | £150,000 | 31/03/2026 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [164508335](http://87.117.209.195:8080/listings/1b71a51)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £150,000 |
| listed | 2025-07-15 | £157,500 |
| sold | 2002-01-01 | £78,000 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14A OVERBROOK CLOSE, GLOUCESTER, GLOUCESTERSHIRE, GL4 3BQ | £146,000 | 29/08/2023 | Flat |
| 12 OVERBROOK CLOSE, GLOUCESTER, GLOUCESTERSHIRE, GL4 3BQ | £148,700 | 15/12/2022 | Flat |
| 7 OVERBROOK CLOSE, GLOUCESTER, GLOUCESTERSHIRE, GL4 3BQ | £130,000 | 13/06/2022 | Flat |

**Area average:** £141,567 (3 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Vestry Gardens, Gloucester, Gloucestershire, GL4](http://87.117.209.195:8080/listings/203c34a) | £140,000 | 2 | Flat | 0.64 mi |

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 12%
- **10y growth:** 60.2%

## House Price Index (HM Land Registry)

*Official index for Gloucester; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 7.2%
- **10y growth (index):** 32.1%

## Rental Range

*ONS Price Index of Private Rents (Gloucester). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £998/mo
- **Realistic:** £1,109/mo
- **Optimistic:** £1,220/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Gloucester (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed End Terrace, Hamer St, GL1 | £1,050/mo | 2 | 0.57 miles | OpenRent |
| 2 Bed End Terrace, Hamer Street, GL1 | £1,150/mo | 2 | 0.57 miles | OpenRent |

**Average rent: £1,100/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.73% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,100/mo).*

- **Gross yield:** 8.8%
- **Cost-to-rent:** 11.4×
- **Monthly cashflow:** £374/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

- **Total incidents:** 0

*Within 1 mile during May 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Barnwood Church of England Primary School | Primary | 0.2 miles | Good — 28 Jan 2024 |
| Barnwood Park School | Secondary | 0.4 miles | Good — 21 Jul 2019 |
| Elmbridge Primary School | Primary | 0.5 miles | Good — 16 Apr 2018 |
| Coney Hill Community Primary School | Primary | 0.5 miles | Good — 18 Jul 2024 |
| St Peter's Catholic Primary School | Primary | 0.6 miles | Good — 28 Mar 2014 |