Sold STC Maisonette

21 OVERBROOK CLOSE

GLOUCESTER, GLOUCESTERSHIRE GL4 3BQ

2 beds 1 baths 56 m² Listed 15 Jul 2025 (-382d)

£157,500

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# 2 bedroom maisonette for sale (GL4 3BQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21 OVERBROOK CLOSE, GLOUCESTER, GLOUCESTERSHIRE GL4 3BQ |
| Price | £157,500 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £150,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 13/07/2035
- **Current heating cost:** £915/year
- **Est. upgrade cost to C:** £9,558

### Recommendations
- W2 (£5,000 - £10,000)
- C (£20 - £40)
- E (£210 - £245)
- L2 (£1,200 - £2,400)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2215-1883-7174-5381-1311)

## Description

Two Bedroom Ground Floor Maisonette In Barnwood With No Onward Chain!

This fantastic ground floor maisonette is tucked away at the bottom of a quiet no through road in Barnwood and offers a great opportunity for both first time buyers and buy to let investors!

In brief the property comprises of; entrance hall, kitchen, spacious lounge/diner, two bedrooms and a modern fitted shower room.

Further benefits include; upvc double glazing, communal garden area, fitted wardrobes and a garage!

Property for sale through Michael Tuck Estate Agents. Potential rental value of £975 pcm.

Please contact Michael Tuck Lettings in Abbeymead for more details.

To arrange a viewing call us today on  .

EPC Rating: E

## Property Photos

- ![Photo 9](/listings/photos/164508335/1555705) - Photo 9
- ![Photo 4](/listings/photos/164508335/1555706) - Photo 4
- ![Photo 6](/listings/photos/164508335/1555707) - Photo 6
- ![Photo 1](/listings/photos/164508335/1555708) - Photo 1
- ![Photo 3](/listings/photos/164508335/1555709) - Photo 3
- ![Photo 2](/listings/photos/164508335/1555710) - Photo 2
- ![Photo 7](/listings/photos/164508335/1555711) - Photo 7
- ![Photo 8](/listings/photos/164508335/1555712) - Photo 8
- ![Photo 10](/listings/photos/164508335/1555713) - Photo 10

## Floorplans

- ![Floorplan 1](/listings/photos/164508335/1555714) - Floorplan 1

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 OVERBROOK CLOSE, GLOUCESTER, GLOUCESTERSHIRE, GL4 3BQ | £150,000 | 31/03/2026 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 14A OVERBROOK CLOSE, GLOUCESTER, GLOUCESTERSHIRE, GL4 3BQ | £146,000 | 29/08/2023 | Flat |
| [Same street] 12 OVERBROOK CLOSE, GLOUCESTER, GLOUCESTERSHIRE, GL4 3BQ | £148,700 | 15/12/2022 | Flat |
| [Same street] 7 OVERBROOK CLOSE, GLOUCESTER, GLOUCESTERSHIRE, GL4 3BQ | £130,000 | 13/06/2022 | Flat |
| 22 FLAT 2 CHESTER ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL4 3AY | £130,000 | 11/01/2022 | Flat |
| 22 FLAT 3 CHESTER ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL4 3AY | £115,500 | 05/08/2021 | Flat |

**Street average:** £141,567 (3 sales)
**Area average:** £122,750 (2 sales)

## Price vs local average

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

- **Local average:** £157,571 (7 Flat, GL4, 2024–2026)
- **Deviation:** +-0%

## Rental Range

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

- **Low:** £998/mo
- **Realistic:** £1,109/mo
- **Optimistic:** £1,220/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £723/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 | 0.59 miles | OpenRent |
| 2 Bed End Terrace, Hamer Street, GL1 | £1,150/mo | 2 | 0.59 miles | OpenRent |

**Average rent: £1,100/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.7% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 8.4%
- **Cost-to-rent:** 11.9×
- **Monthly cashflow:** £345/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.1%

*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).*

## Price per Square Metre

- **£/m²:** £2,813/m²

## Capital growth trend

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

- **5y growth:** 12%
- **10y growth:** 45.4%

## 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)

Photo 9 Photo 4 Photo 6 Photo 1 Photo 3 Photo 2 Photo 7 Photo 8 Photo 10

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Property details

Tenure

LEASEHOLD

Floor area

56 m²

EPC rating

Last sold

£150,000 Mar 2026

Price per m²

£2,813/m²

Local average

£157,571 (+-0%)

Deprivation

Decile 8 (24,718 of 33,755)

Street crime

0 incidents within 1 mile (May 2026)

Key features

Ground Floor
Upvc Double Glazing
No Through Road Position
Communal Gardens
No Onward Chain
Modern Fitted Shower Room
Garage
Energy Rating D & Council Tax Band

Additional details

Parking: Yes
Restrictions: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Two Bedroom Ground Floor Maisonette In Barnwood With No Onward Chain!
This fantastic ground floor maisonette is tucked away at the bottom of a quiet no through road in Barnwood and offers a great opportunity for both first time buyers and buy to let investors!
In brief the property comprises of; entrance hall, kitchen, spacious lounge/diner, two bedrooms and a modern fitted shower room.
Further benefits include; upvc double glazing, communal garden area, fitted wardrobes and a garage!
Property for sale through Michael Tuck Estate Agents. Potential rental value of £975 pcm.
Please contact Michael Tuck Lettings in Abbeymead for more details.
To arrange a viewing call us today on .
EPC Rating: E

Listed by

Abbeymead

Michael Tuck Estate Agents

Reference: 164508335

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 14/07/2025

Expiry date: 13/07/2035

Current heating cost: £915/year

Potential heating cost: £667/year

Est. upgrade cost to C: £9,558

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£5,000 - £10,000)
Add additional 80 mm jacket to hot water cylinder (£20 - £40)
Low energy lighting for all fixed outlets (£210 - £245)
High heat retention storage heaters and dual immersion cylinder (£1,200 - £2,400)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Sold	31/03/2026 (4 months ago)	£150,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
Same street 14A OVERBROOK CLOSE, GLOUCESTER, GLOUCESTERSHIRE, GL4 3BQ	£146,000	29/08/2023	Flat
Same street 12 OVERBROOK CLOSE, GLOUCESTER, GLOUCESTERSHIRE, GL4 3BQ	£148,700	15/12/2022	Flat
Same street 7 OVERBROOK CLOSE, GLOUCESTER, GLOUCESTERSHIRE, GL4 3BQ	£130,000	13/06/2022	Flat
22 FLAT 2 CHESTER ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL4 3AY	£130,000	11/01/2022	Flat
22 FLAT 3 CHESTER ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL4 3AY	£115,500	05/08/2021	Flat

Street average: £141,567 (3 sales)

Area average: £122,750 (2 sales)

Capital growth trend

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

5y growth 12%

10y growth 45.4%

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 £998/mo

Realistic £1,109/mo

Optimistic £1,220/mo

Based on Local Authority from postcode lookup → Gloucester.

LHA (30th percentile) floor for Gloucester: £723/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View GL4 3BQ

Nearby

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

Type	Name	Distance
Bus stop	Chester Rd	0.1 miles
Shop	Smyths	0.2 miles
Shop	Magnet	0.2 miles
Bus stop	Gloucester Retail Park	0.2 miles
University	University of Gloucestershire - Oxtalls Campus	1.0 miles
Train station	Gloucester	1.1 miles
University	University of Gloucestershire City Campus	1.4 miles
Train station	Cheltenham Spa	5.4 miles
Hospital	NHS Records Office	6.6 miles
Hospital	Gloucestershire Managed Services Headquarters	6.6 miles

Street-level crime

Category	Count
Total incidents	0

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
Barnwood Church of England Primary School	Primary	0.2 miles	Good — 28 Jan 2024
Barnwood Park School	Secondary	0.3 miles	Good — 21 Jul 2019
Elmbridge Primary School	Primary	0.5 miles	Good — 16 Apr 2018
Coney Hill Community Primary School	Primary	0.5 miles	Good — 18 Jul 2024
St Peter's Catholic Primary School	Primary	0.7 miles	Good — 28 Mar 2014

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	0.59 miles	OpenRent
2 Bed End Terrace, Hamer Street, GL1	£1,150/mo	2	0.59 miles	OpenRent

Average rent: £1,100/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.7%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 8.4%

Cost-to-rent ratio 11.9×

Monthly cashflow £345/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9.1%

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).