# 28 THE HAWTHORNS, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5LJ

## Property details

- Slug: `44b3ce9` (address key hash: `44b3ce9fbbb6b07f904b1aec9af67ad63b938363`)
- Postcode: GL11 5LJ
- Transactions on record: 4

- Tenure: Freehold
- Property type: Detached
- Floor area: 115 m²
- EPC rating: D
- Year built: England and Wales: 1983-1990
- Last sold: £470,000 Apr 2026
- Price per m²: £4,087/m²
- Local average: £475,671 (35 sales)

## Latest sale

- Price: £470,000
- Date: 2026-04-24
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 31/05/2028
- **Current heating cost:** £638/year

### Recommendations
- A (350)
- W1 (1,200)
- W2 (6,000)
- C (30)
- D (120)
- E (35)
- I (3,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8298-7226-5940-5829-2906)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-24 | £470,000 | Detached | +44.6% | £470,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-ff17-b8d0-e063-4704a8c08d98) |
| Sold | 2018-10-12 | £325,000 | Detached | +78.6% | £397,054 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/7c2d0700-0f5d-4963-e053-6b04a8c07b97) |
| Sold | 2003-11-07 | £182,000 | Detached | +62.5% | £367,865 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/7c5bdb62-715a-40dd-8ec9-6f78971d25ac) |
| Sold | 1999-09-26 | £112,000 | Detached | — | £437,552 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/339cbf4c-fcc4-4b0b-a755-f7c98ede7afb) |

*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 |
|---------|-------|------|------|
| 28 THE HAWTHORNS, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5LJ | £470,000 | 24/04/2026 | Detached |
| 28 THE HAWTHORNS, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5LJ | £325,000 | 12/10/2018 | Detached |
| 28 THE HAWTHORNS, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5LJ | £182,000 | 07/11/2003 | Detached |
| 28 THE HAWTHORNS, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5LJ | £112,000 | 26/09/1999 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 24 HICKS AVENUE, TILSDOWN, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5RD | £190,000 | 19/12/2025 | Detached |
| 7 ORCHARD CLOSE, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5PU | £475,000 | 18/12/2025 | Detached |
| 17 THE HAWTHORNS, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5LJ | £368,000 | 16/05/2025 | Detached |
| 30 CAM PITCH, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5FS | £285,000 | 13/02/2025 | Detached |
| 24 CAM PITCH, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5FS | £315,000 | 15/12/2023 | Detached |
| 4A TILSDOWN, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5QH | £675,000 | 17/08/2023 | Detached |
| 39 MANOR AVENUE, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5JF | £370,000 | 25/11/2022 | Detached |
| 7 SHUTEHAY DRIVE, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5UU | £306,000 | 23/11/2022 | Detached |
| 8 ST BARTHOLOMEWS CLOSE, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5UR | £345,000 | 22/11/2022 | Detached |
| 1 WITHY WAY, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5UP | £420,000 | 04/11/2022 | Detached |
| 38 ST BARTHOLOMEWS CLOSE, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5UR | £420,000 | 06/09/2022 | Detached |
| 11 MANOR AVENUE, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5JF | £347,700 | 14/07/2022 | Detached |
| 1 SPARK HILL, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5UN | £530,000 | 08/07/2022 | Detached |
| 37 MANOR AVENUE, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5JF | £311,000 | 09/06/2022 | Detached |
| 34 CAM PITCH, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5FS | £293,000 | 01/06/2022 | Detached |
| 18 CAM PITCH, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5JX | £245,000 | 26/05/2022 | Detached |
| 9 MANOR AVENUE, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5JF | £365,000 | 24/05/2022 | Detached |
| 30 CAM PITCH, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5FS | £290,000 | 06/05/2022 | Detached |
| 24 ST BARTHOLOMEWS CLOSE, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5UR | £358,000 | 29/04/2022 | Detached |
| 26 CAM PITCH, CAM, DURSLEY, STROUD, GLOUCESTERSHIRE, GL11 5FS | £295,000 | 14/04/2022 | Detached |

**Area average:** £360,185 (20 sales)

## Capital growth trend

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

- **5y growth:** 5.1%
- **10y growth:** -13.9%

## House Price Index (HM Land Registry)

*Official index for Stroud; Detached series; as of April 2026.*

- **1y growth (index):** 3.7%
- **5y growth (index):** 19.5%
- **10y growth (index):** 44.4%

## Rental Range

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

- **Low:** £935/mo
- **Realistic:** £1,039/mo
- **Optimistic:** £1,143/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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Cam, GL11 | £750/mo | 1 | 0.27 miles | OpenRent |
| 4 Bed Detached House, Draycott, GL11 | £1,700/mo | 4 | 0.47 miles | OpenRent |

**Average rent: £1,225/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £153,125
- **Target investor price (1%):** £122,500

*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 £1,225/mo).*

- **Gross yield:** 3.1%
- **Cost-to-rent:** 32×
- **Monthly cashflow:** £-773/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.8%

*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 |
|------|------|----------|--------|
| Cam Woodfield Infant School | Primary | 0.3 miles | Good — 13 Apr 2015 |
| Cam Woodfield Junior School | Primary | 0.3 miles | Good — 11 Jul 2022 |
| Cam Everlands Primary School | Primary | 0.6 miles | Good — 26 Feb 2016 |
| Cam Hopton Church of England Primary School | Primary | 0.6 miles | Good — 15 Jun 2015 |
| Rednock School | Secondary | 1.1 miles | Good — 23 Jan 2024 |