# 34 LEAZE CLOSE, BERKELEY, STROUD, GLOUCESTERSHIRE, GL13 9DA

## Property details

- Slug: `7665ca2` (address key hash: `7665ca2c7f3e5f07df044c84d2668937d204a402`)
- Postcode: GL13 9DA
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Floor area: 78 m²
- EPC rating: D
- Year built: England and Wales: 1967-1975
- Last sold: £317,500 May 2022
- Price per m²: £4,071/m²
- Local average: £352,488 (4 sales)

## Latest sale

- Price: £317,500
- Date: 2022-05-27
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 14/12/2031
- **Current heating cost:** £669/year
- **Est. upgrade cost to C:** £10,550

### Recommendations
- W1 (£800 - £1,200)
- E (£50)
- 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/2105-7117-1281-9414-3146)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2022-05-27 | £317,500 | Semi-detached | — | £355,757 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/0b85394f-ef78-69a5-e063-4704a8c07dac) |

*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 |
|---------|-------|------|------|
| 34 LEAZE CLOSE, BERKELEY, STROUD, GLOUCESTERSHIRE, GL13 9DA | £317,500 | 27/05/2022 | Semi-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 |
|---------|-------|------|------|
| 17 LEAZE CLOSE, BERKELEY, STROUD, GLOUCESTERSHIRE, GL13 9DA | £415,000 | 24/07/2026 | Semi-detached |
| 21 LEAZE CLOSE, BERKELEY, STROUD, GLOUCESTERSHIRE, GL13 9DA | £290,000 | 25/08/2023 | Semi-detached |
| 6 FITZHARDINGE WAY, BERKELEY, STROUD, GLOUCESTERSHIRE, GL13 9EG | £275,000 | 18/11/2022 | Semi-detached |
| COPPIT HOUSE BERRYCROFT, BERKELEY, STROUD, GLOUCESTERSHIRE, GL13 9AG | £385,000 | 13/10/2022 | Semi-detached |
| 31 FOREST VIEW ROAD, BERKELEY, STROUD, GLOUCESTERSHIRE, GL13 9AP | £172,000 | 04/08/2022 | Semi-detached |
| 7 LOWER BERRYCROFT, BERKELEY, STROUD, GLOUCESTERSHIRE, GL13 9AE | £297,155 | 29/07/2022 | Semi-detached |
| 8 FITZHARDINGE WAY, BERKELEY, STROUD, GLOUCESTERSHIRE, GL13 9EG | £220,000 | 09/05/2022 | Semi-detached |
| 3 LEAZE CLOSE, BERKELEY, STROUD, GLOUCESTERSHIRE, GL13 9BZ | £355,000 | 07/01/2022 | Semi-detached |
| 26 LEAZE CLOSE, BERKELEY, STROUD, GLOUCESTERSHIRE, GL13 9DA | £335,000 | 07/01/2022 | Semi-detached |
| 20 LEAZE CLOSE, BERKELEY, STROUD, GLOUCESTERSHIRE, GL13 9DA | £320,000 | 06/01/2022 | Semi-detached |
| 5 LOWER BERRYCROFT, BERKELEY, STROUD, GLOUCESTERSHIRE, GL13 9AE | £242,500 | 15/12/2021 | Semi-detached |

**Area average:** £300,605 (11 sales)

## Capital growth trend

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

- **5y growth:** 2.2%
- **10y growth:** 35.2%

## House Price Index (HM Land Registry)

*Official index for Stroud; Semi-detached series; as of July 2026.*

- **1y growth (index):** 3.9%
- **5y growth (index):** 25.1%
- **10y growth (index):** 41.9%

## Rental Range

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

- **Low:** £937/mo
- **Realistic:** £1,041/mo
- **Optimistic:** £1,145/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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Burdett Terrace, GL13 | £1,095/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Canonbury Street, GL13 | £950/mo | 2 | 0.22 miles | OpenRent |
| 4 Bed Detached House, Hamfields Lane, GL13 | £2,500/mo | 4 | 0.6 miles | OpenRent |

**Average rent: £1,515/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £136,875
- **Target investor price (1%):** £109,500

*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 £1,095/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.2×
- **Monthly cashflow:** £-290/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.8%

*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 Aug 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 |
|------|------|----------|--------|
| Berkeley Primary School | Primary | 0.1 miles | Good — 21 Sep 2022 |
| OneSchoolGlobal Bristol Campus | Other | 1.1 miles | — (No rating) |
| Skylark Plus Limited | Other | 1.2 miles | — (No rating) |
| Sharpness Primary School | Primary | 1.5 miles | Good — 25 Nov 2021 |
| SGS Berkeley Green UTC | Secondary | 1.6 miles | Good — 3 Apr 2022 |

## FENSA Certificates

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

### FENSA Certificate #16872798
- **Address:** 34 Leaze Close, BERKELEY, GL13 9DA
- **Certificate Issued:** 06/07/2025
- **Work Completed:** 17/06/2025
- **Items:** 7 window(s)