# 56 PURLEY ROAD, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1EP

## Property details

- Slug: `aa59297` (address key hash: `aa5929799fce7477e2266b8b5b72b12824d143e8`)
- Postcode: GL7 1EP
- Transactions on record: 4

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 73 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £485,000 Feb 2026
- Price per m²: £6,644/m²
- Local average: £335,772 (50 sales)
- Street crime: 2 incidents within 1 mile (May 2026)

## Latest sale

- Price: £485,000
- Date: 2026-02-18
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 29/10/2034
- **Current heating cost:** £835/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- 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/7406-3943-1200-6404-5204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-18 | £485,000 | Terraced | +34.7% | £465,991 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-2d1b-8922-e063-4804a8c094d0) |
| Sold | 2020-11-05 | £360,000 | Terraced | +10.8% | £374,854 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/ba558b32-8859-76ef-e053-6b04a8c0b4b7) |
| Sold | 2015-04-01 | £325,000 | Terraced | +58.5% | £444,029 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/7607c5d1-61bb-4656-aeec-5f2a6895c66f) |
| Sold | 2014-06-04 | £205,000 | Terraced | — | £283,694 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/f2d956ab-ef9c-4e10-9343-8cc3dd92e199) |

*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 |
|---------|-------|------|------|
| 56 PURLEY ROAD, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1EP | £485,000 | 18/02/2026 | Terraced |
| 56 PURLEY ROAD, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1EP | £360,000 | 05/11/2020 | Terraced |
| 56 PURLEY ROAD, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1EP | £325,000 | 01/04/2015 | Terraced |
| 56 PURLEY ROAD, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1EP | £205,000 | 04/06/2014 | Terraced |

## Historic listings

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

- Matched listing: [89281560](http://87.117.209.195:8080/listings/121b9e1)
- Matched listing: [167113058](http://87.117.209.195:8080/listings/99e5d61)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-06-04 | £490,000 |
| sold | 2026-01-01 | £485,000 |
| sold | 2026-01-01 | £485,000 |
| listed | 2025-09-17 | £485,000 |
| sold | 2020-01-01 | £360,000 |
| sold | 2020-01-01 | £360,000 |
| sold | 2015-01-01 | £325,000 |
| sold | 2015-01-01 | £325,000 |
| sold | 2014-01-01 | £205,000 |
| sold | 2014-01-01 | £205,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 61 CHESTER STREET, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1HG | £340,000 | 19/12/2025 | Terraced |
| 6 ARKENSIDE MEWS, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1QQ | £500,000 | 21/11/2025 | Terraced |
| 44 PURLEY ROAD, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1EP | £469,950 | 05/11/2025 | Terraced |
| 7 PURLEY AVENUE, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1EW | £277,500 | 31/03/2025 | Terraced |
| MINERVA COURT 15 TOWER STREET, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1EF | £425,000 | 14/12/2023 | Terraced |
| 19 BINGHAM CLOSE, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1HJ | £567,500 | 19/10/2023 | Terraced |
| 36 VICTORIA ROAD, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1ES | £272,000 | 24/08/2023 | Terraced |
| 36 LEWIS LANE, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1EB | £250,000 | 22/05/2023 | Terraced |
| MINERVA COURT 14 TOWER STREET, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1EF | £425,000 | 27/01/2023 | Terraced |
| 22 BINGHAM CLOSE, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1HJ | £575,000 | 09/01/2023 | Terraced |
| 63 CORINIUM GATE, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 2PX | £531,500 | 30/11/2022 | Terraced |
| 18 TOWER STREET, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1EF | £590,000 | 25/11/2022 | Terraced |
| 21 BINGHAM CLOSE, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1HJ | £432,000 | 31/10/2022 | Terraced |
| 17 BEECHES ROAD, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1BN | £322,700 | 28/09/2022 | Terraced |
| 7 CARPENTERS LANE, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1EE | £316,000 | 15/07/2022 | Terraced |
| 19 VICTORIA ROAD, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1EN | £320,000 | 17/06/2022 | Terraced |
| 83 VICTORIA ROAD, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1ES | £500,000 | 16/06/2022 | Terraced |
| 21 CHESTER STREET, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1HF | £365,000 | 16/06/2022 | Terraced |
| MINERVA COURT 8 TOWER STREET, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1EF | £327,500 | 22/04/2022 | Terraced |
| 79 VICTORIA ROAD, CIRENCESTER, COTSWOLD, GLOUCESTERSHIRE, GL7 1ES | £399,000 | 19/04/2022 | Terraced |

**Area average:** £410,283 (20 sales)

## Capital growth trend

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

- **5y growth:** -11.4%
- **10y growth:** 29.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.9%
- **5y growth (index):** 5.5%
- **10y growth (index):** 27.5%

## Rental Range

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

- **Low:** £1,130/mo
- **Realistic:** £1,255/mo
- **Optimistic:** £1,381/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cheltenham (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 |
|------|------|------|------|------|
| 3 Bed Terraced House, Sheep Street, GL7 | £1,550/mo | 3 | 0.45 miles | OpenRent |

**Average rent: £1,550/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £193,750
- **Target investor price (1%):** £155,000

*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 £1,550/mo).*

- **Gross yield:** 3.8%
- **Cost-to-rent:** 26.1×
- **Monthly cashflow:** £-540/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.6%

*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 | 2 |
| **Total incidents** | **2** |

*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 |
|------|------|----------|--------|
| Cirencester Primary School | Primary | 0.3 miles | Good — 25 May 2022 |
| Paternoster School | Other | 0.3 miles | Good — 28 Nov 2023 |
| Powell's Church of England Primary School | Primary | 0.5 miles | Outstanding — 10 Sep 2024 |
| Watermoor Church of England Primary School | Primary | 0.6 miles | Inadequate — 9 Dec 2021 |
| Cirencester Kingshill School | Secondary | 0.7 miles | Requires improvement — 6 Feb 2023 |