# 21 PEAR TREE HEY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7JT

## Property details

- Slug: `bbc1309` (address key hash: `bbc130921633b2318890994e2cd1932e02846774`)
- Postcode: BS37 7JT
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Floor area: 98 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £500,000 Jan 2026
- Price per m²: £5,102/m²
- Local average: £488,384 (39 sales)
- Street crime: 96 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £500,000
- Date: 2026-01-28
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 20/09/2026
- **Current heating cost:** £539/year

### Recommendations
- W1 (1,200)
- E (35)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2298-8000-7231-4076-3934)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £500,000 | Detached | +38.9% | £510,671 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-8a8a-591c-e063-4704a8c00c31) |
| Sold | 2017-08-22 | £360,000 | Detached | — | £463,846 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/5a9d8b54-ba4e-68eb-e053-6b04a8c0d293) |

*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 |
|---------|-------|------|------|
| 21 PEAR TREE HEY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7JT | £500,000 | 28/01/2026 | Detached |
| 21 PEAR TREE HEY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7JT | £360,000 | 22/08/2017 | 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 |
|---------|-------|------|------|
| 97 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £490,000 | 24/09/2025 | Detached |
| 242 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7EB | £380,000 | 30/10/2023 | Detached |
| 74 SILAS ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7ED | £487,500 | 31/07/2023 | Detached |
| 29 MINETT ROAD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DX | £420,000 | 11/11/2022 | Detached |
| 159 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £429,000 | 21/10/2022 | Detached |
| 13 THE BRAKE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7QW | £441,000 | 27/09/2022 | Detached |
| 118 CLAYFIELD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7HU | £485,000 | 05/09/2022 | Detached |
| 12 PRIOR LANE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7EA | £530,000 | 19/08/2022 | Detached |
| 33 LONG CROFT, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7YN | £495,000 | 09/08/2022 | Detached |
| 2 PEAR TREE HEY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7JT | £430,000 | 29/07/2022 | Detached |
| 179 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £479,000 | 25/07/2022 | Detached |
| 177 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £510,000 | 25/07/2022 | Detached |
| 171 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £358,000 | 22/07/2022 | Detached |
| 30 DRYLEAZE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7YX | £560,000 | 25/05/2022 | Detached |
| 115 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £499,995 | 28/03/2022 | Detached |
| 117 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £508,000 | 25/03/2022 | Detached |
| 12 LONG CROFT, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7YW | £515,000 | 18/03/2022 | Detached |
| 126 CLAYFIELD, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7HU | £515,000 | 17/03/2022 | Detached |
| 97 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £495,000 | 11/03/2022 | Detached |
| 111 DOWSELL WAY, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 7DZ | £505,000 | 12/01/2022 | Detached |

**Area average:** £476,625 (20 sales)

## Capital growth trend

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

- **5y growth:** 7.1%
- **10y growth:** 30.8%

## House Price Index (HM Land Registry)

*Official index for South Gloucestershire; Detached series; as of March 2026.*

- **1y growth (index):** 1.3%
- **5y growth (index):** 21.2%
- **10y growth (index):** 44%

## Rental Range

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

- **Low:** £1,301/mo
- **Realistic:** £1,446/mo
- **Optimistic:** £1,591/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 |
|------|------|------|------|------|
| 4 Bed Detached House, Prior Lane, BS37 | £1,900/mo | 4 | 0.15 miles | OpenRent |

**Average rent: £1,900/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £237,500
- **Target investor price (1%):** £190,000

*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 £1,900/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.9×
- **Monthly cashflow:** £-284/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.4%

*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 | 38 |
| Anti-social behaviour | 18 |
| Shoplifting | 13 |
| Other theft | 6 |
| Public order | 6 |
| Burglary | 5 |
| Criminal damage and arson | 5 |
| Vehicle crime | 3 |
| Bicycle theft | 1 |
| Robbery | 1 |
| **Total incidents** | **96** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Brimsham Green School | Secondary | 0.5 miles | Good — 9 Jun 2019 |
| Tyndale Primary School | Primary | 0.8 miles | Good — 9 Nov 2023 |
| North Road Community Primary School | Primary | 0.9 miles | Good — 4 Dec 2022 |
| St Mary's Church of England Primary School, Yate | Primary | 0.9 miles | Good — 26 Nov 2023 |
| The Ridge Junior School | Primary | 1.1 miles | Good — 17 May 2013 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #14916920
- **Address:** 21 Pear Tree Hey, Yate, BS37 7JT
- **Certificate Issued:** 28/11/2021
- **Work Completed:** 22/10/2021
- **Items:** 1 door(s)

### FENSA Certificate #1098300
- **Address:** 21 Pear Tree Hey, Yate, BS37 7JT
- **Certificate Issued:** 24/10/2003
- **Work Completed:** 22/09/2003
- **Items:** 6 window(s)