Terraced

73 WITCOMBE

YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SX

£237,000

Location

Map view View on Google Maps View on OpenStreetMap Street View BS37 8SX

Nearby

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

Type	Name	Distance
Bus stop	Abbotswood	0.1 miles
Shop	Legend Barbers	0.1 miles
Train station	Yate	1.0 miles
Hospital	Emersons Green NHS Treatment Centre	2.9 miles
University	School of Architecture and Environment	5.6 miles

Property details

Tenure

Leasehold

Property type

Terraced

Bedrooms

Floor area

81 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£237,000 Mar 2026

Price per m²

£2,926/m²

Local average

£280,685 (63 sales)

Street crime

80 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 17/09/2025

Expiry date: 16/09/2035

Current heating cost: £765/year

Potential heating cost: £553/year

Est. upgrade cost to C: £18,750

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
Cavity wall insulation (£900 - £1,500)
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	27/03/2026	£237,000	Terraced	—	£240,506 to June 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	£237,000
listed	24/09/2025	£240,000
sold	01/01/1995	£25,500

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
35 BROCKWORTH, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SJ	£207,000	08/11/2024	Terraced
273 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SB	£220,000	05/12/2023	Terraced
167 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SH	£249,500	31/10/2023	Terraced
12 HARDWICKE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 4LE	£235,000	28/07/2023	Terraced
12 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SA	£265,000	19/05/2023	Terraced
29 HARDWICKE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 4LF	£328,500	21/11/2022	Terraced
254 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SD	£280,000	18/11/2022	Terraced
21 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SX	£200,000	23/09/2022	Terraced
40 HARDWICKE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 4LF	£234,000	09/05/2022	Terraced
36 HARDWICKE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 4LF	£250,500	14/04/2022	Terraced
39 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SX	£220,000	14/04/2022	Terraced
85 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SU	£233,000	01/04/2022	Terraced
8 BROCKWORTH, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SJ	£280,000	24/03/2022	Terraced
2 CRANHAM, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 4JT	£245,000	08/03/2022	Terraced
10 HARDWICKE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 4LE	£218,000	22/12/2021	Terraced
257 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SD	£245,500	20/12/2021	Terraced
150 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SH	£246,000	17/12/2021	Terraced
13 BROCKWORTH, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SJ	£254,000	26/11/2021	Terraced
193 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SQ	£240,000	05/11/2021	Terraced
21 EDGEWORTH, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8YL	£272,500	01/11/2021	Terraced

Area average: £246,175 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 5.5%

10y growth 30.5%

House Price Index (HM Land Registry — official index, not sold-price averages): South Gloucestershire. Series: Terraced. As of June 2026.

1y (index) 3%

5y (index) 20.2%

10y (index) 43.5%

Rental Range

Estimated market rent for South Gloucestershire. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,310/mo

Realistic £1,456/mo

Optimistic £1,602/mo

Based on Local Authority from postcode lookup → South Gloucestershire.

LHA (30th percentile) floor for Gloucester: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Semi-Detached House, Mill Crescent, BS37	£1,250/mo	2	0.9 miles	OpenRent
1 Bed Maisonette, Oak House, BS37	£925/mo	1	0.99 miles	OpenRent

Average rent: £1,088/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £136,000

Target investor price (1%) £108,800

Gross yield 5.5%

Cost-to-rent ratio 18.2×

Monthly cashflow £21/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.4%

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: ~171 m² (0.04 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	37
Criminal damage and arson	12
Shoplifting	7
Anti-social behaviour	5
Other theft	5
Burglary	4
Public order	4
Vehicle crime	3
Other crime	1
Robbery	1
Theft from the person	1
Total incidents	80

Within 1 mile during Jul 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
Wellesley Primary School	Primary	0.2 miles	Good — 10 Jun 2024
Culverhill School	Other	0.2 miles	Outstanding — 23 Jul 2024
Abbotswood Primary School	Primary	0.2 miles	Good — 3 Nov 2019
Immanuel Christian School	Other	0.5 miles	— (No rating)
Woodlands Primary School	Primary	0.6 miles	Good — 14 Mar 2024

FENSA

No FENSA certificates found for this address.

# 73 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SX

## Property details

- Slug: `cc432b2` (address key hash: `cc432b251bf65374d3e7699e65e40016c3dcb772`)
- Postcode: BS37 8SX
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Terraced
- Bedrooms: 3
- Floor area: 81 m²
- EPC rating: C
- Year built: England and Wales: 1950-1966
- Last sold: £237,000 Mar 2026
- Price per m²: £2,926/m²
- Local average: £280,685 (63 sales)
- Street crime: 80 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £237,000
- Date: 2026-03-27
- Type: T
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 16/09/2035
- **Current heating cost:** £765/year
- **Est. upgrade cost to C:** £18,750

### Recommendations
- A (£900 - £1,200)
- B (£900 - £1,500)
- 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/0320-2223-2510-2795-1471)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-27 | £237,000 | Terraced | — | £240,506 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-b6b6-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 |
|---------|-------|------|------|
| 73 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SX | £237,000 | 27/03/2026 | Terraced |

## Historic listings

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

- Matched listing: [167358110](http://87.117.209.195:8080/listings/ad0fe39)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £237,000 |
| listed | 2025-09-24 | £240,000 |
| sold | 1995-01-01 | £25,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 BROCKWORTH, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SJ | £207,000 | 08/11/2024 | Terraced |
| 273 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SB | £220,000 | 05/12/2023 | Terraced |
| 167 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SH | £249,500 | 31/10/2023 | Terraced |
| 12 HARDWICKE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 4LE | £235,000 | 28/07/2023 | Terraced |
| 12 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SA | £265,000 | 19/05/2023 | Terraced |
| 29 HARDWICKE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 4LF | £328,500 | 21/11/2022 | Terraced |
| 254 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SD | £280,000 | 18/11/2022 | Terraced |
| 21 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SX | £200,000 | 23/09/2022 | Terraced |
| 40 HARDWICKE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 4LF | £234,000 | 09/05/2022 | Terraced |
| 36 HARDWICKE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 4LF | £250,500 | 14/04/2022 | Terraced |
| 39 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SX | £220,000 | 14/04/2022 | Terraced |
| 85 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SU | £233,000 | 01/04/2022 | Terraced |
| 8 BROCKWORTH, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SJ | £280,000 | 24/03/2022 | Terraced |
| 2 CRANHAM, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 4JT | £245,000 | 08/03/2022 | Terraced |
| 10 HARDWICKE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 4LE | £218,000 | 22/12/2021 | Terraced |
| 257 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SD | £245,500 | 20/12/2021 | Terraced |
| 150 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SH | £246,000 | 17/12/2021 | Terraced |
| 13 BROCKWORTH, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SJ | £254,000 | 26/11/2021 | Terraced |
| 193 WITCOMBE, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8SQ | £240,000 | 05/11/2021 | Terraced |
| 21 EDGEWORTH, YATE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS37 8YL | £272,500 | 01/11/2021 | Terraced |

**Area average:** £246,175 (20 sales)

## Capital growth trend

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

- **5y growth:** 5.5%
- **10y growth:** 30.5%

## House Price Index (HM Land Registry)

*Official index for South Gloucestershire; Terraced series; as of June 2026.*

- **1y growth (index):** 3%
- **5y growth (index):** 20.2%
- **10y growth (index):** 43.5%

## Rental Range

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

- **Low:** £1,310/mo
- **Realistic:** £1,456/mo
- **Optimistic:** £1,602/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Gloucester (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Mill Crescent, BS37 | £1,250/mo | 2 | 0.9 miles | OpenRent |
| 1 Bed Maisonette, Oak House, BS37 | £925/mo | 1 | 0.99 miles | OpenRent |

**Average rent: £1,088/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £136,000
- **Target investor price (1%):** £108,800

*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 £1,088/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.2×
- **Monthly cashflow:** £21/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.4%

*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 | 37 |
| Criminal damage and arson | 12 |
| Shoplifting | 7 |
| Anti-social behaviour | 5 |
| Other theft | 5 |
| Burglary | 4 |
| Public order | 4 |
| Vehicle crime | 3 |
| Other crime | 1 |
| Robbery | 1 |
| Theft from the person | 1 |
| **Total incidents** | **80** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| Wellesley Primary School | Primary | 0.2 miles | Good — 10 Jun 2024 |
| Culverhill School | Other | 0.2 miles | Outstanding — 23 Jul 2024 |
| Abbotswood Primary School | Primary | 0.2 miles | Good — 3 Nov 2019 |
| Immanuel Christian School | Other | 0.5 miles | — (No rating) |
| Woodlands Primary School | Primary | 0.6 miles | Good — 14 Mar 2024 |