Sold Flat

45

BAYSWATER HOUSE, HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE GL1 3LE

2 beds 2 baths 657 sq ft Listed 20 Apr 2018 (-3013d)

£140,000

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# 2 bedroom flat for sale (GL1 3LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 45, BAYSWATER HOUSE, HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE GL1 3LE |
| Price | £140,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 61 m² |
| Last sold | £140,500 Aug 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 12/04/2028
- **Current heating cost:** £88/year
- **Est. upgrade cost to C:** £1,520

### Recommendations
- E (£20)
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0953-2877-7849-9498-7251)

## Description

Two Double Bedroom apartment with garage, close to Gloucester Royal Hospital, Gloucester City Centre and walking distance to the very popular Gloucester Quays with numerous shops and restaurants.  This apartment is on the second floor and to the front of Bayswater House, comes with an En-suite to the main Bedroom and Open Plan Kitchen/Living area.

## Property Photos

- ![Bayswater House](/listings/photos/72699269/1327938) - Bayswater House
- ![Floor Plan](/listings/photos/72699269/1327939) - Floor Plan

## Floorplans

- ![Floor Plan](/listings/photos/72699269/1327940) - Floor Plan

## EPC Graphs

- ![EPC](/listings/photos/72699269/1327941) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BAYSWATER HOUSE 45 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £140,500 | 08/08/2023 | 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 |
|---------|-------|------|------|
| 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 |
| 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 |
| FINSBURY HOUSE, 32 PILLOWELL DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LZ | £132,500 | 19/12/2022 | Flat |

**Area average:** £135,300 (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).*

## Price per Square Metre

- **£/m²:** £2,295/m²

## 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)

Bayswater House Floor Plan

/ 2

Property details

Floor area

61 m²

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£140,500 Aug 2023

Price per m²

£2,295/m²

Local average

£138,573 (+1%)

Deprivation

Decile 5 (15,628 of 33,755)

Street crime

3 incidents within 1 mile (May 2026)

Key features

Garage
No Onward Chain
Two Double Bedrooms
Open Plan Lounge/Kitchen
Close To Gloucester Royal Hospital and The City Centre
Walking Distance To The Very Popular Gloucester Quays
Great Investment or First Time Purchase
En-Suite To Master Bedroom
Built 2007
Viewing Strongly Advised

Additional details

Parking: Yes

Description

Two Double Bedroom apartment with garage, close to Gloucester Royal Hospital, Gloucester City Centre and walking distance to the very popular Gloucester Quays with numerous shops and restaurants. This apartment is on the second floor and to the front of Bayswater House, comes with an En-suite to the main Bedroom and Open Plan Kitchen/Living area.

Listed by

Cheltenham

House-Moves Limited

Reference: 72699269

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 13/04/2018

Expiry date: 12/04/2028

Current heating cost: £88/year

Potential heating cost: £58/year

Est. upgrade cost to C: £1,520

Recommendations

Low energy lighting for all fixed outlets (£20)
High heat retention storage heaters (£1,200 - £1,800)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan

EPC Graphs

EPC

Price history

Event	Date	Price	% change
Sold	08/08/2023 (2 years ago)	£140,500	—

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
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
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
FINSBURY HOUSE, 32 PILLOWELL DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LZ	£132,500	19/12/2022	Flat

Area average: £135,300 (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

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	7.2 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	0.3 miles	— (No rating)
Widden Primary School	Primary	0.3 miles	Requires improvement — 18 May 2022
Al-Ashraf Secondary School for Girls	Other	0.3 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).