# 2 SILAS ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7ED

## Property details

- Slug: `4c7b331` (address key hash: `4c7b331d9fe9735533f24231895429c6e68ffa11`)
- Postcode: BS37 7ED
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 4
- Bathrooms: 2
- Floor area: 123 m²
- EPC rating: B
- Last sold: £387,500 Jan 2026
- Price per m²: £3,150/m²
- Local average: £334,112 (41 sales)
- Street crime: 75 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £387,500
- Date: 2026-01-30
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 11/12/2029
- **Current heating cost:** £244/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9167-3882-7728-9291-6131)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-30 | £387,500 | Semi-detached | +2% | £396,025 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-282d-d8ea-e063-4704a8c0bf7d) |
| Sold | 2019-12-19 | £380,000 | Semi-detached | — | £488,503 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/a2479555-4d74-74c7-e053-6b04a8c0887d) |

*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 |
|---------|-------|------|------|
| 2 SILAS ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7ED | £387,500 | 30/01/2026 | Semi-detached |
| 2 SILAS ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7ED | £380,000 | 19/12/2019 | Semi-detached |

## Historic listings

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

- Matched listing: [166111055](http://87.117.209.195:8080/listings/68c3471)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £387,500 |
| listed | 2025-08-22 | £390,000 |
| sold | 2019-01-01 | £380,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 37 WEBB CRESCENT, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7EE | £266,500 | 15/01/2026 | Semi-detached |
| 17 LEECHPOOL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DT | £308,750 | 23/09/2024 | Semi-detached |
| 80 SILAS ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7ED | £354,995 | 21/12/2023 | Semi-detached |
| 5 MINETT ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DX | £415,000 | 02/10/2023 | Semi-detached |
| 29 HALE ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7GL | £334,995 | 31/07/2023 | Semi-detached |
| 181 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £395,000 | 16/12/2022 | Semi-detached |
| 3 RAYMOND CLOSE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7GH | £330,000 | 12/12/2022 | Semi-detached |
| 7 CHARLES ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DY | £277,500 | 09/12/2022 | Semi-detached |
| 2 RAYMOND CLOSE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7GH | £330,000 | 09/12/2022 | Semi-detached |
| 17 SILAS ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7ED | £385,000 | 09/12/2022 | Semi-detached |
| 19 SILAS ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7ED | £369,995 | 09/12/2022 | Semi-detached |
| 20 REED ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DR | £325,000 | 24/11/2022 | Semi-detached |
| 231 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £350,000 | 11/11/2022 | Semi-detached |
| 173 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £329,500 | 31/10/2022 | Semi-detached |
| 32 TURNER ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7EU | £277,500 | 27/10/2022 | Semi-detached |
| 15 CHARLES ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DY | £280,000 | 23/09/2022 | Semi-detached |
| 227 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £420,000 | 22/08/2022 | Semi-detached |
| 175 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £333,500 | 25/07/2022 | Semi-detached |
| 169 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £424,000 | 22/07/2022 | Semi-detached |
| 5 CHARLES ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DY | £276,000 | 28/04/2022 | Semi-detached |

**Area average:** £339,162 (20 sales)

## Capital growth trend

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

- **5y growth:** 5%
- **10y growth:** 27.9%

## House Price Index (HM Land Registry)

*Official index for South Gloucestershire; Semi-detached series; as of March 2026.*

- **1y growth (index):** 2.1%
- **5y growth (index):** 22.8%
- **10y growth (index):** 48.3%

## Rental Range

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

- **Low:** £1,301/mo
- **Realistic:** £1,446/mo
- **Optimistic:** £1,591/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 |
|------|------|------|------|------|
| 4 Bed Detached House, Wainblade Court, BS37 | £3,000/mo | 4 | 0.29 miles | OpenRent |

**Average rent: £3,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.77% (weak for cashflow)
- **Max investor price (0.8%):** £375,000
- **Target investor price (1%):** £300,000

*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 £3,000/mo).*

- **Gross yield:** 9.3%
- **Cost-to-rent:** 10.8×
- **Monthly cashflow:** £1,149/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.3%

*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

| Category | Count |
|----------|-------|
| Violence and sexual offences | 28 |
| Anti-social behaviour | 17 |
| Shoplifting | 13 |
| Criminal damage and arson | 4 |
| Other theft | 4 |
| Public order | 4 |
| Burglary | 3 |
| Vehicle crime | 2 |
| **Total incidents** | **75** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Brimsham Green School | Secondary | 0.7 miles | Good — 9 Jun 2019 |
| Tyndale Primary School | Primary | 1.0 miles | Good — 9 Nov 2023 |
| St Mary's Church of England Primary School, Yate | Primary | 1.0 miles | Good — 26 Nov 2023 |
| North Road Community Primary School | Primary | 1.1 miles | Good — 4 Dec 2022 |
| The Ridge Junior School | Primary | 1.2 miles | Good — 17 May 2013 |