Detached

2 LARK RISE

COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EP

£240,000

Location

Map view View on Google Maps View on OpenStreetMap Street View GL16 8EP

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	The Coombs	0.1 miles
Hospital	Great Oaks Hospice	0.2 miles
Shop	Raymond Stores	0.4 miles
Train station	Rookwood	1.1 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

55 m²

EPC rating

Year built

England and Wales: 1991-1995

Last sold

£240,000 Apr 2026

Price per m²

£4,364/m²

Local average

£442,833 (21 sales)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 18/09/2025

Expiry date: 17/09/2035

Current heating cost: £672/year

Potential heating cost: £556/year

Est. upgrade cost to C: £17,550

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	22/04/2026	£240,000	Detached	—	£241,457 to May 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£240,000
listed	06/10/2025	£258,500
sold	01/01/2001	£80,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
14 GREENFIELD ROAD, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8BY	£380,000	12/10/2023	Detached
4 BLAKES WAY, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EX	£450,000	21/04/2023	Detached
3 BLAKES WAY, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EX	£385,000	14/10/2022	Detached
14 BLAKES WAY, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EX	£332,500	01/04/2022	Detached
18 BLAKES WAY, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EX	£399,950	31/03/2022	Detached
9 SOUTHFIELD ROAD, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8BZ	£282,000	30/03/2022	Detached
10 LARK RISE, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EP	£230,000	27/01/2022	Detached
20 GREENFIELD ROAD, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8BY	£380,000	13/12/2021	Detached
5 SOUTHFIELD ROAD, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8BZ	£365,000	02/12/2021	Detached
10 BLAKES WAY, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EX	£360,000	12/11/2021	Detached
10 LARK RISE, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EP	£213,300	27/10/2021	Detached
1 INWOOD DRIVE, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EZ	£297,500	30/09/2021	Detached
28 INWOOD DRIVE, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EZ	£325,000	30/09/2021	Detached
22 BLAKES WAY, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EX	£330,000	23/09/2021	Detached

Area average: £337,875 (14 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 2-bedroom count for this property).

Address	Price	Beds	Type	Distance
Cadora Way, Coleford	£355,000	4	Detached	0.33 mi

Capital growth trend

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

5y growth 27.7%

10y growth 77.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Forest of Dean. Series: Detached. As of May 2026.

1y (index) 0.3%

5y (index) 16.5%

10y (index) 53.6%

Rental Range

Estimated market rent for Forest of Dean. Low = conservative, Realistic = average, Optimistic = best case.

Low £742/mo

Realistic £824/mo

Optimistic £906/mo

Based on Local Authority from postcode lookup → Forest of Dean.

LHA (30th percentile) 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
2 Bed Bungalow, Corner House, GL16	£995/mo	2	0.48 miles	OpenRent

Average rent: £995/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%

Max investor price (0.8%) £124,375

Target investor price (1%) £99,500

Gross yield 5%

Cost-to-rent ratio 20.1×

Monthly cashflow £-75/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.3%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~262 m² (0.06 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St John's C of E Academy	Primary	0.4 miles	Good — 14 Mar 2022
Five Acres High School	Secondary	0.8 miles	Good — 3 Apr 2022
Berry Hill Primary School	Primary	0.9 miles	Requires improvement — 5 Mar 2023
Coalway Junior School	Primary	1.0 miles	Good — 6 Jul 2023
Coalway Community Infant School	Primary	1.0 miles	Requires improvement — 29 Apr 2024

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 2 LARK RISE, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EP

## Property details

- Slug: `b12a608` (address key hash: `b12a6084986b868dc9652753578b6649bb47d04a`)
- Postcode: GL16 8EP
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 55 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £240,000 Apr 2026
- Price per m²: £4,364/m²
- Local average: £442,833 (21 sales)

## Latest sale

- Price: £240,000
- Date: 2026-04-22
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 17/09/2035
- **Current heating cost:** £672/year
- **Est. upgrade cost to C:** £17,550

### Recommendations
- A (£900 - £1,200)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9888-3054-1201-3695-7204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-22 | £240,000 | Detached | — | £241,457 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-fedb-b8d0-e063-4704a8c08d98) |

*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 LARK RISE, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EP | £240,000 | 22/04/2026 | Detached |

## Historic listings

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

- Matched listing: [167863568](http://87.117.209.195:8080/listings/20092b6)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £240,000 |
| listed | 2025-10-06 | £258,500 |
| sold | 2001-01-01 | £80,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 GREENFIELD ROAD, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8BY | £380,000 | 12/10/2023 | Detached |
| 4 BLAKES WAY, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EX | £450,000 | 21/04/2023 | Detached |
| 3 BLAKES WAY, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EX | £385,000 | 14/10/2022 | Detached |
| 14 BLAKES WAY, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EX | £332,500 | 01/04/2022 | Detached |
| 18 BLAKES WAY, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EX | £399,950 | 31/03/2022 | Detached |
| 9 SOUTHFIELD ROAD, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8BZ | £282,000 | 30/03/2022 | Detached |
| 10 LARK RISE, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EP | £230,000 | 27/01/2022 | Detached |
| 20 GREENFIELD ROAD, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8BY | £380,000 | 13/12/2021 | Detached |
| 5 SOUTHFIELD ROAD, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8BZ | £365,000 | 02/12/2021 | Detached |
| 10 BLAKES WAY, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EX | £360,000 | 12/11/2021 | Detached |
| 10 LARK RISE, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EP | £213,300 | 27/10/2021 | Detached |
| 1 INWOOD DRIVE, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EZ | £297,500 | 30/09/2021 | Detached |
| 28 INWOOD DRIVE, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EZ | £325,000 | 30/09/2021 | Detached |
| 22 BLAKES WAY, COLEFORD, FOREST OF DEAN, GLOUCESTERSHIRE, GL16 8EX | £330,000 | 23/09/2021 | Detached |

**Area average:** £337,875 (14 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type (all bedroom counts shown — none matched the 2-bedroom count for this property).*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Cadora Way, Coleford](http://87.117.209.195:8080/listings/2bbfaae) | £355,000 | 4 | Detached | 0.33 mi |

## Capital growth trend

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

- **5y growth:** 27.7%
- **10y growth:** 77.4%

## House Price Index (HM Land Registry)

*Official index for Forest of Dean; Detached series; as of May 2026.*

- **1y growth (index):** 0.3%
- **5y growth (index):** 16.5%
- **10y growth (index):** 53.6%

## Rental Range

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

- **Low:** £742/mo
- **Realistic:** £824/mo
- **Optimistic:** £906/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 |
|------|------|------|------|------|
| 2 Bed Bungalow, Corner House, GL16 | £995/mo | 2 | 0.48 miles | OpenRent |

**Average rent: £995/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £124,375
- **Target investor price (1%):** £99,500

*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 £995/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 20.1×
- **Monthly cashflow:** £-75/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.3%

*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

- **Total incidents:** 0

*Within 1 mile during Jun 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 |
|------|------|----------|--------|
| St John's C of E Academy | Primary | 0.4 miles | Good — 14 Mar 2022 |
| Five Acres High School | Secondary | 0.8 miles | Good — 3 Apr 2022 |
| Berry Hill Primary School | Primary | 0.9 miles | Requires improvement — 5 Mar 2023 |
| Coalway Junior School | Primary | 1.0 miles | Good — 6 Jul 2023 |
| Coalway Community Infant School | Primary | 1.0 miles | Requires improvement — 29 Apr 2024 |