# 33 LARKSPUR CLOSE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1UQ

## Property details

- Slug: `70a1b81` (address key hash: `70a1b815116988952713cba7df7d86d6bb1bd6b2`)
- Postcode: BS35 1UQ
- Transactions on record: 5

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 1
- Bathrooms: 1
- Floor area: 39 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £187,500 Jan 2026
- Price per m²: £4,808/m²
- Local average: £291,278 (18 sales)
- Street crime: 72 incidents within 1 mile (May 2026)

## Latest sale

- Price: £187,500
- Date: 2026-01-22
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 16/12/2034
- **Current heating cost:** £411/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- W2 (£4,000 - £6,000)
- 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/9340-2643-2420-2194-4501)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-22 | £187,500 | Terraced | +18.7% | £191,052 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673e-d101-d8ea-e063-4704a8c0bf7d) |
| Sold | 2017-06-13 | £158,000 | Terraced | +16.2% | £215,877 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/55bdcae5-8d9a-521d-e053-6b04a8c0dd7a) |
| Sold | 2007-10-24 | £136,000 | Terraced | +27.2% | £232,040 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/1756b841-144c-463b-a821-b95ae3eb03e6) |
| Sold | 2004-07-30 | £106,950 | Terraced | +67.1% | £234,053 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/eff73df6-96bd-4dd7-96d2-ed3bb435acb5) |
| Sold | 2001-11-12 | £64,000 | Terraced | — | £230,310 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/69a55ecb-f492-4e14-a592-b31e94d78cba) |

*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 |
|---------|-------|------|------|
| 33 LARKSPUR CLOSE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1UQ | £187,500 | 22/01/2026 | Terraced |
| 33 LARKSPUR CLOSE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1UQ | £158,000 | 13/06/2017 | Terraced |
| 33 LARKSPUR CLOSE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1UQ | £136,000 | 24/10/2007 | Terraced |
| 33 LARKSPUR CLOSE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1UQ | £106,950 | 30/07/2004 | Terraced |
| 33 LARKSPUR CLOSE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1UQ | £64,000 | 12/11/2001 | Terraced |

## Historic listings

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

- Matched listing: [167052842](http://87.117.209.195:8080/listings/a234f83)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £187,500 |
| listed | 2025-09-16 | £190,000 |
| sold | 2017-01-01 | £158,000 |
| sold | 2007-01-01 | £136,000 |
| sold | 2004-01-01 | £106,950 |
| sold | 2001-01-01 | £64,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 77 LAVENDER CLOSE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1UL | £260,000 | 18/11/2025 | Terraced |
| 73 LAVENDER CLOSE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1UL | £265,000 | 27/07/2023 | Terraced |
| 19 FALCON WAY, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1TA | £228,500 | 12/12/2022 | Terraced |
| 82 LAVENDER CLOSE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1UL | £356,000 | 21/11/2022 | Terraced |
| MANDOLAY EASTON HILL ROAD, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 2JU | £450,000 | 28/10/2022 | Terraced |
| 40 PRIMROSE DRIVE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1UA | £335,000 | 15/08/2022 | Terraced |
| 70 LAVENDER CLOSE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1UL | £273,000 | 03/08/2022 | Terraced |
| 77 LAVENDER CLOSE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1UL | £265,000 | 02/08/2022 | Terraced |
| 9 KESTREL CLOSE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1AZ | £280,000 | 15/07/2022 | Terraced |
| 37 PRIMROSE DRIVE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1UP | £235,000 | 16/12/2021 | Terraced |
| 24 KESTREL CLOSE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1AZ | £265,000 | 01/11/2021 | Terraced |
| 65 LAVENDER CLOSE, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1UL | £285,000 | 22/10/2021 | Terraced |
| 14 EASTLAND ROAD, THORNBURY, BRISTOL, SOUTH GLOUCESTERSHIRE, BS35 1DS | £340,000 | 24/09/2021 | Terraced |

**Area average:** £295,192 (13 sales)

## Capital growth trend

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

- **5y growth:** -3.6%
- **10y growth:** 4.8%

## House Price Index (HM Land Registry)

*Official index for South Gloucestershire; Terraced series; as of April 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 21.4%
- **10y growth (index):** 45.6%

## Rental Range

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

- **Low:** £1,305/mo
- **Realistic:** £1,450/mo
- **Optimistic:** £1,595/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 1-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Larkspur Close, BS35 | £1,250/mo | 2 | 0 miles | OpenRent |
| 2 Bed Semi-Detached House, Eastland Avenue, BS35 | £1,250/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Flat, Upper Bath Road, BS35 | £1,199/mo | 2 | 0.68 miles | OpenRent |
| 2 Bed Flat, Upper Bath Road, BS35 | £1,300/mo | 2 | 0.71 miles | OpenRent |
| 2 Bed Detached House, Grovesend, BS35 | £1,995/mo | 2 | 0.94 miles | OpenRent |

**Average rent: £1,399/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.67% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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

- **This street:** 5.7% gross yield (avg £263,328 sale, £1,250/mo rent)
*Based on OpenRent comparables (median £1,250/mo).*

- **Gross yield:** 8%
- **Cost-to-rent:** 12.5×
- **Monthly cashflow:** £362/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 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

| Category | Count |
|----------|-------|
| Violence and sexual offences | 29 |
| Anti-social behaviour | 14 |
| Public order | 9 |
| Burglary | 4 |
| Vehicle crime | 4 |
| Criminal damage and arson | 3 |
| Robbery | 3 |
| Other crime | 2 |
| Other theft | 2 |
| Shoplifting | 2 |
| **Total incidents** | **72** |

*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 |
|------|------|----------|--------|
| Christ The King Catholic Primary School, Thornbury | Primary | 0.1 miles | Good — 20 Jun 2022 |
| New Siblands School | Other | 0.1 miles | Outstanding — 28 Apr 2024 |
| Crossways Junior School | Primary | 0.2 miles | Good — 8 Sep 2024 |
| Crossways Infant School | Primary | 0.2 miles | Requires improvement — 20 Nov 2023 |
| Manorbrook Primary School | Primary | 0.5 miles | Good — 20 May 2013 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #15135499
- **Address:** 33 Larkspur Close, Thornbury, BS35 1UQ
- **Certificate Issued:** 03/04/2022
- **Work Completed:** 29/03/2022
- **Items:** 3 window(s), 1 door(s)