Sold STC Flat

Bayswater House

Harescombe Drive, Gloucester, Gloucestershire, GL1, GL1 3LE

2 beds 1 baths Listed 7 May 2025 (-439d)

£140,000

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# 2 bedroom apartment for sale (GL1 3LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | Bayswater House, Harescombe Drive, Gloucester, Gloucestershire, GL1, GL1 3LE |
| Price | £140,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £140,000 |

## Description

This two bedroom apartment is situated in the popular Bayswater House and would be ideal for a first time buyer or investor. It is offered to the market with no onward chain.

Conveniently located near to the hospital, local shops and bus routes, it is also within walking distance to the City Centre.

The property boats access to the apartment from the front and rear of the building, one allocated parking space, tidy communal areas and a light and airy entrance hall. Inside the apartment you have two double bedrooms, a family bathroom, spacious lounge/dining area and a kitchen.

We estimate this property would provide a potential rental income of £850 PCM offering a gross yield of 7.2%.

## Property Photos

- ![Picture No. 30](/listings/photos/161604401/1327922) - Picture No. 30
- ![Picture No. 24](/listings/photos/161604401/1327923) - Picture No. 24
- ![Picture No. 25](/listings/photos/161604401/1327924) - Picture No. 25
- ![Picture No. 28](/listings/photos/161604401/1327925) - Picture No. 28
- ![Picture No. 33](/listings/photos/161604401/1327926) - Picture No. 33
- ![Picture No. 23](/listings/photos/161604401/1327927) - Picture No. 23
- ![Picture No. 26](/listings/photos/161604401/1327928) - Picture No. 26
- ![Picture No. 29](/listings/photos/161604401/1327929) - Picture No. 29
- ![Picture No. 31](/listings/photos/161604401/1327930) - Picture No. 31

## Floorplans

- ![Floorplan](/listings/photos/161604401/1327931) - Floorplan

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 46 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF | £156,500 | 10/03/2026 | Flat |
| VICTORIA HOUSE 15 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW | £153,000 | 19/12/2025 | Flat |
| ALEXANDRA HOUSE, 98 PILLOWELL DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LZ | £132,000 | 12/12/2025 | Flat |
| REGENT HOUSE 67 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW | £137,000 | 27/11/2025 | Flat |
| VICTORIA HOUSE 7 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW | £140,000 | 13/11/2025 | Flat |
| ST JAMES HOUSE 20 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £120,000 | 20/03/2025 | Flat |
| BAYSWATER HOUSE 35 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £117,000 | 13/01/2025 | Flat |
| VICTORIA HOUSE 25 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW | £156,000 | 20/12/2023 | Flat |
| ALEXANDRA HOUSE, 80 PILLOWELL DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LZ | £142,000 | 07/12/2023 | Flat |
| 51 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF | £140,000 | 08/11/2023 | Flat |
| 8 FLAT 4 GREAT WESTERN ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL1 3PP | £136,000 | 20/09/2023 | Flat |
| VICTORIA HOUSE 23 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW | £112,000 | 11/08/2023 | Flat |
| BAYSWATER HOUSE 45 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £140,500 | 08/08/2023 | Flat |
| 21 HAMER STREET, GLOUCESTER, GLOUCESTERSHIRE, GL1 3QN | £105,000 | 01/08/2023 | Flat |
| 78 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF | £128,000 | 30/06/2023 | Flat |
| 61 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF | £140,000 | 09/05/2023 | Flat |
| 4 FLAT 4 GREAT WESTERN ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL1 3PP | £135,000 | 17/03/2023 | Flat |
| 63 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF | £145,000 | 03/03/2023 | Flat |
| VICTORIA HOUSE 41 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW | £128,000 | 28/02/2023 | Flat |
| ST JAMES HOUSE 18 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £151,000 | 12/01/2023 | Flat |

**Area average:** £135,700 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £138,573 (55 Flat, GL1, 2024–2026)
- **Deviation:** +1%

## Rental Range

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

- **Low:** £995/mo
- **Realistic:** £1,105/mo
- **Optimistic:** £1,216/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £698/mo

## 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 End Terrace, Hamer St, GL1 | £1,050/mo | 2 | 0.16 miles | OpenRent |

**Average rent: £1,050/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.75% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*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 £1,050/mo).*

- **Gross yield:** 9%
- **Cost-to-rent:** 11.1×
- **Monthly cashflow:** £369/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.9%

*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).*

## Capital growth trend

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

- **5y growth:** 13%
- **10y growth:** 15.7%

## House Price Index (HM Land Registry)

*Official index for Gloucester; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 7.2%
- **10y growth (index):** 32.1%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

Picture No. 30 Picture No. 24 Picture No. 25 Picture No. 28 Picture No. 33 Picture No. 23 Picture No. 26 Picture No. 29 Picture No. 31

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Property details

Tenure

LEASEHOLD

Council tax band

Last sold

£140,000

Local average

£138,573 (+1%)

Deprivation

Decile 5 (15,628 of 33,755)

Street crime

3 incidents within 1 mile (May 2026)

Key features

POPULAR LOCATION
PERFECT FIRST TIME PURCHASE
OFF ROAD PARKING
CLOSE TO CITY CENTRE
NO ONWARD CHAIN

Additional details

Electricity: Mains supply
Broadband: ADSL copper wire
Water: Mains supply
Sewerage: Mains supply
Heating: Night storage
Parking: Yes
Listed property: No
Restrictions: No
Required access: No
Flooded in last 5 years: No

Description

This two bedroom apartment is situated in the popular Bayswater House and would be ideal for a first time buyer or investor. It is offered to the market with no onward chain.

Conveniently located near to the hospital, local shops and bus routes, it is also within walking distance to the City Centre.

The property boats access to the apartment from the front and rear of the building, one allocated parking space, tidy communal areas and a light and airy entrance hall. Inside the apartment you have two double bedrooms, a family bathroom, spacious lounge/dining area and a kitchen.

We estimate this property would provide a potential rental income of £850 PCM offering a gross yield of 7.2%.

Listed by

Longlevens

The Property Centre

Reference: 161604401

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
1 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTER	77	86	123 m²	England and Wales: 2003-2006	Terraced
10 St. James House, Harescombe Drive, GLOUCESTER	79	83	82 m²	England and Wales: 2003-2006	Flat
12 St. James House, Harescombe Drive, GLOUCESTER	72	76	49 m²	England and Wales: 2003-2006	Flat
14 St. James House, Harescombe Drive, GLOUCESTER	79	85	58 m²	England and Wales: 2003-2006	Flat
15 Harescombe Drive, GLOUCESTER	63	73	53 m²	England and Wales: 2007-2011	Flat
17 Harescombe Drive, GLOUCESTER	77	85	143 m²	England and Wales: 2003-2006	Terraced
18 St. James House, Harescombe Drive, GLOUCESTER	72	84	85 m²	England and Wales: 2003-2006	Flat
19, Harescombe Drive, GLOUCESTER	80	80	142 m²	England and Wales: 2003-2006	Terraced
20 St. James House, Harescombe Drive, GLOUCESTER	80	84	52 m²	England and Wales: 2003-2006	Flat
23 Harescombe Drive, GLOUCESTER	76	88	112 m²	England and Wales: 2003-2006	Terraced
24 St. James House, Harescombe Drive, GLOUCESTER	73	85	73 m²	England and Wales: 2003-2006	Flat
25A HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTER	54	75	53 m²	England and Wales: 2003-2006	Flat
26 ST JAMES HOUSE, HARESCOMBE DRIVE, GLOUCESTER	77	83	81 m²	England and Wales: 2003-2006	Flat
28 St. James House, Harescombe Drive, GLOUCESTER	79	84	51 m²	England and Wales: 2003-2006	Flat
30 St. James House, Harescombe Drive, GLOUCESTER	72	77	58 m²	England and Wales: 2003-2006	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

No sales history found for this property in Land Registry Price Paid data.

Sold Comparables

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

Address	Price	Date	Type
46 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF	£156,500	10/03/2026	Flat
VICTORIA HOUSE 15 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW	£153,000	19/12/2025	Flat
ALEXANDRA HOUSE, 98 PILLOWELL DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LZ	£132,000	12/12/2025	Flat
REGENT HOUSE 67 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW	£137,000	27/11/2025	Flat
VICTORIA HOUSE 7 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW	£140,000	13/11/2025	Flat
ST JAMES HOUSE 20 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£120,000	20/03/2025	Flat
BAYSWATER HOUSE 35 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£117,000	13/01/2025	Flat
VICTORIA HOUSE 25 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW	£156,000	20/12/2023	Flat
ALEXANDRA HOUSE, 80 PILLOWELL DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LZ	£142,000	07/12/2023	Flat
51 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF	£140,000	08/11/2023	Flat
8 FLAT 4 GREAT WESTERN ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL1 3PP	£136,000	20/09/2023	Flat
VICTORIA HOUSE 23 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW	£112,000	11/08/2023	Flat
BAYSWATER HOUSE 45 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£140,500	08/08/2023	Flat
21 HAMER STREET, GLOUCESTER, GLOUCESTERSHIRE, GL1 3QN	£105,000	01/08/2023	Flat
78 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF	£128,000	30/06/2023	Flat
61 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF	£140,000	09/05/2023	Flat
4 FLAT 4 GREAT WESTERN ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL1 3PP	£135,000	17/03/2023	Flat
63 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF	£145,000	03/03/2023	Flat
VICTORIA HOUSE 41 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW	£128,000	28/02/2023	Flat
ST JAMES HOUSE 18 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£151,000	12/01/2023	Flat

Area average: £135,700 (20 sales)

Capital growth trend

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

5y growth 13%

10y growth 15.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Gloucester. Series: Flats and maisonettes. As of April 2026.

1y (index) -0.3%

5y (index) 7.2%

10y (index) 32.1%

Rental Range

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

Low £995/mo

Realistic £1,105/mo

Optimistic £1,216/mo

Based on Local Authority from postcode lookup → Gloucester.

LHA (30th percentile) floor for Worcester South: £698/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View GL1 3LE

Address

Harescombe Drive

Nearby

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

Type	Name	Distance
Bus stop	Myers Rd	0.1 miles
Bus stop	The Crescent	0.1 miles
Shop	Amigo	0.1 miles
Shop	Friends Malayali Asian Store	0.1 miles
Train station	Gloucester	0.4 miles
University	University of Gloucestershire City Campus	0.6 miles
University	University of Gloucestershire - Oxtalls Campus	0.6 miles
Train station	Cheltenham Spa	6.0 miles
Hospital	NHS Records Office	7.1 miles
Hospital	Estates Workshop	7.2 miles

Street-level crime

Category	Count
Violence and sexual offences	2
Other crime	1
Total incidents	3

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St Peter's Catholic Primary School	Primary	0.2 miles	Good — 28 Mar 2014
Wotton House International School Gloucestershire	Other	0.2 miles	— (No rating)
Widden Primary School	Primary	0.3 miles	Requires improvement — 18 May 2022
Al-Ashraf Secondary School for Girls	Other	0.4 miles	Requires improvement — 9 Jun 2024
Edward Jenner School	Other	0.4 miles	— (No rating)

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 End Terrace, Hamer St, GL1	£1,050/mo	2	0.16 miles	OpenRent

Average rent: £1,050/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.75%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 9%

Cost-to-rent ratio 11.1×

Monthly cashflow £369/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 10.9%

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).

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