# 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 |