# 2 bedroom apartment for sale (GL4 4RG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 22 VESTRY GARDENS, GLOUCESTER, GLOUCESTERSHIRE GL4 4RG |
| Price | £140,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £300,000 Jul 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 12/04/2033
- **Est. upgrade cost to C:** £10,800

### Recommendations
- W1 (£800 - £1,200)
- F (£200 - £400)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7037-7824-5200-0877-5296)

## Description

Perfect for a first time buyer or investor! A two bedroom apartment with allocated parking and within close proximity to local bus routes, good primary school and amenities.

Accommodation comprises; entrance hallway, storage cupboard, two generously sized bedroom, modern bathroom and open plan lounge / kitchen (with dishwasher and washing machine included). The property also benefits from double glazing throughout, electric heating and french doors opening onto the communal garden.

## Property Photos

- ![1456094-1-69fb1a3...](/listings/photos/88192014/750265) - 1456094-1-69fb1a3...
- ![Picture No. 26](/listings/photos/88192014/750266) - Picture No. 26
- ![Picture No. 22](/listings/photos/88192014/750267) - Picture No. 22
- ![1456094-3-69fb1a3...](/listings/photos/88192014/750268) - 1456094-3-69fb1a3...
- ![Picture No. 25](/listings/photos/88192014/750269) - Picture No. 25
- ![Picture No. 23](/listings/photos/88192014/750270) - Picture No. 23
- ![Picture No. 28](/listings/photos/88192014/750271) - Picture No. 28
- ![Picture No. 30](/listings/photos/88192014/750272) - Picture No. 30
- ![Picture No. 24](/listings/photos/88192014/750273) - Picture No. 24
- ![Picture No. 27](/listings/photos/88192014/750274) - Picture No. 27
- ![Picture No. 29](/listings/photos/88192014/750275) - Picture No. 29
- ![Picture No. 31](/listings/photos/88192014/750276) - Picture No. 31

## Floorplans

- ![1456094.jpg](/listings/photos/88192014/750277) - 1456094.jpg

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #13409450
- **Address:** 22 Vestry Gardens, GLOUCESTER, GL4 4RG
- **Certificate Issued:** 26/02/2019
- **Work Completed:** 05/02/2019
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 VESTRY GARDENS, GLOUCESTER, GLOUCESTERSHIRE, GL4 4RG | £300,000 | 24/07/2023 | Detached |
| 22 VESTRY GARDENS, GLOUCESTER, GLOUCESTERSHIRE, GL4 4RG | £245,000 | 20/12/2018 | Detached |
| 22 VESTRY GARDENS, GLOUCESTER, GLOUCESTERSHIRE, GL4 4RG | £240,000 | 25/07/2017 | Detached |
| 22 VESTRY GARDENS, GLOUCESTER, GLOUCESTERSHIRE, GL4 4RG | £190,000 | 30/09/2011 | 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 |
|---------|-------|------|------|
| 12 BOUGHTON WAY, GLOUCESTER, GLOUCESTERSHIRE, GL4 4PG | £135,000 | 24/05/2022 | Flat |
| 6 BOUGHTON WAY, GLOUCESTER, GLOUCESTERSHIRE, GL4 4PG | £125,000 | 07/01/2022 | Flat |
| [Same street] 24 VESTRY GARDENS, GLOUCESTER, GLOUCESTERSHIRE, GL4 4RG | £125,000 | 30/09/2021 | Flat |

**Street average:** £125,000 (1 sale)
**Area average:** £130,000 (2 sales)

## Price vs local average

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

- **Local average:** £158,833 (6 Flat, GL4, 2024–2026)
- **Deviation:** -11.9%

## 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 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 Flat, The Posthouse, GL4 | £1,250/mo | 2 | 0.79 miles | OpenRent |
| 2 Bed Flat, Longlevens, GL2 | £975/mo | 2 | 1.14 miles | OpenRent |

**Average rent: £1,113/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.8% (okay)
- **Max investor price (0.8%):** £139,125
- **Target investor price (1%):** £111,300

*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 £1,113/mo).*

- **Gross yield:** 9.5%
- **Cost-to-rent:** 10.5×
- **Monthly cashflow:** £425/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.6%

*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:** £1,250/m²

## Capital growth trend

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

- **5y growth:** 15.7%
- **10y growth:** 28.5%

## 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)