# 40 MALMAINS DRIVE, FRENCHAY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1PJ

## Property details

- Slug: `62710f0` (address key hash: `62710f079d8a153eb98a0c424d613781b2c4e9c0`)
- Postcode: BS16 1PJ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 5
- Bathrooms: 3
- Floor area: 174 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £845,000 Mar 2026
- Price per m²: £4,856/m²
- Local average: £522,282 (74 sales)
- Street crime: 100 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £845,000
- Date: 2026-03-23
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 21/07/2034
- **Current heating cost:** £2,522/year
- **Est. upgrade cost to C:** £11,900

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- G (£350 - £450)
- 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/2221-3040-2203-5534-2200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-23 | £845,000 | Detached | +138% | £853,400 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-00bb-b8d0-e063-4704a8c08d98) |
| Sold | 2012-01-20 | £355,000 | Detached | — | £680,528 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/4a1ff75f-81c2-4c65-84d4-c7d08fe023f2) |

*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 |
|---------|-------|------|------|
| 40 MALMAINS DRIVE, FRENCHAY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1PJ | £845,000 | 23/03/2026 | Detached |
| 40 MALMAINS DRIVE, FRENCHAY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1PJ | £355,000 | 20/01/2012 | Detached |

## Historic listings

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

- Matched listing: [153407453](http://87.117.209.195:8080/listings/d86608f)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £845,000 |
| listed | 2024-10-05 | £850,000 |
| sold | 2012-01-01 | £355,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 19 HOMESTEAD GARDENS, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1PH | £650,000 | 16/01/2026 | Detached |
| 70 ALEXANDER ROAD, FRENCHAY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1UZ | £574,995 | 20/12/2023 | Detached |
| 27 PACKER WAY, FRENCHAY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 2GE | £320,000 | 19/12/2023 | Detached |
| 3 SINATRA WAY, FRENCHAY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1YA | £770,000 | 16/11/2023 | Detached |
| 14 SINATRA WAY, FRENCHAY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1YA | £515,000 | 01/09/2023 | Detached |
| 94 OLD GLOUCESTER ROAD, HAMBROOK, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1QH | £438,000 | 25/11/2022 | Detached |
| MILTON LODGE OLD GLOUCESTER ROAD, FRENCHAY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1QW | £1,800,000 | 14/11/2022 | Detached |
| 18 HOMESTEAD GARDENS, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1PH | £750,000 | 31/10/2022 | Detached |
| 18 FENBROOK CLOSE, HAMBROOK, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1QJ | £619,125 | 01/08/2022 | Detached |
| 4 BELSEY ROAD, FRENCHAY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 2FQ | £525,000 | 21/07/2022 | Detached |
| 13 RIVERWOOD ROAD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1NX | £675,000 | 20/07/2022 | Detached |
| 9 FENBROOK CLOSE, HAMBROOK, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1QJ | £735,000 | 01/06/2022 | Detached |
| 29 PACKER WAY, FRENCHAY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 2GE | £515,000 | 25/03/2022 | Detached |
| 38 MALMAINS DRIVE, FRENCHAY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1PQ | £984,000 | 25/02/2022 | Detached |
| SOUTH LODGE BECKSPOOL ROAD, FRENCHAY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1NT | £380,000 | 18/02/2022 | Detached |
| 5 BELSEY ROAD, FRENCHAY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 2FQ | £480,000 | 10/12/2021 | Detached |
| 14 RIVERWOOD ROAD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1NX | £650,000 | 11/11/2021 | Detached |
| 13 FENBROOK CLOSE, HAMBROOK, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 1QJ | £580,000 | 30/09/2021 | Detached |

**Area average:** £664,507 (18 sales)

## Capital growth trend

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

- **5y growth:** 11%
- **10y growth:** 45.7%

## House Price Index (HM Land Registry)

*Official index for South Gloucestershire; Detached series; as of June 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 20.4%
- **10y growth (index):** 41.9%

## Rental Range

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

- **Low:** £1,310/mo
- **Realistic:** £1,456/mo
- **Optimistic:** £1,602/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 4 Bed Detached House, Henry Corbett Road, BS16 | £2,800/mo | 4 | 0.87 miles | OpenRent |
| 1 Bed Flat, Scholars Chase, BS16 | £1,300/mo | 1 | 0.95 miles | OpenRent |
| Studio Flat, Dryleaze Road, BS16 | £900/mo | 1 | 1.07 miles | OpenRent |
| 3 Bed End Terrace, Trellick Walk, BS16 | £2,100/mo | 3 | 1.16 miles | OpenRent |
| 1 Bed Maisonette, Shrub Leaze, BS34 | £1,350/mo | 1 | 1.19 miles | OpenRent |

**Average rent: £1,690/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.16% (weak for cashflow)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 1.9%
- **Cost-to-rent:** 52.2×
- **Monthly cashflow:** £-2,138/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -10.5%

*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 | 32 |
| Anti-social behaviour | 31 |
| Criminal damage and arson | 7 |
| Burglary | 6 |
| Public order | 6 |
| Vehicle crime | 6 |
| Other theft | 4 |
| Other crime | 3 |
| Drugs | 2 |
| Possession of weapons | 1 |
| Robbery | 1 |
| Shoplifting | 1 |
| **Total incidents** | **100** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| Frenchay Church of England Primary School | Primary | 0.4 miles | — (Inspected (no overall grade)) |
| South Gloucestershire Hospital Home Teaching Service | Other | 0.5 miles | — (No rating) |
| Frome Vale Academy | Primary | 0.7 miles | Outstanding — 15 Feb 2022 |
| Bromley Heath Infant School | Primary | 0.8 miles | Outstanding — 2 Mar 2023 |
| Bromley Heath Junior School | Primary | 0.9 miles | Outstanding — 21 Apr 2015 |