Sold STC Flat

28

ST JAMES HOUSE, HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE GL1 3LE

1 beds 1 baths 549 sq ft Listed 22 Jan 2025 (-544d)

£120,000

Reduced on 19 Mar 2025

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# 1 bedroom flat for sale (GL1 3LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 28, ST JAMES HOUSE, HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE GL1 3LE |
| Price | £120,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 51 m² |
| Last sold | £95,000 Jun 2018 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 10/06/2034
- **Est. upgrade cost to C:** £1,000

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

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0360-2289-1360-2894-2825)

## Description

A VERY ATTRACTIVE THIRD FLOOR APARTMENT LOCATED CLOSE TO GLOUCESTER ROYAL HOSPITAL.

The property has been well maintained in it's current ownership and offers a double bedroom, bathroom and open plan kitchen/living area. The property further benefits from lift access & allocated parking..

The property is just 0.2 miles from Gloucester Royal Hospital. It is in easy reach of the city's shops, historic dockyard and Gloucester Quays.

## Property Photos

- ![Photo 7](/listings/photos/157221941/1328103) - Photo 7
- ![Photo 4](/listings/photos/157221941/1328104) - Photo 4
- ![Photo 1](/listings/photos/157221941/1328105) - Photo 1
- ![Photo 3](/listings/photos/157221941/1328106) - Photo 3
- ![Photo 2](/listings/photos/157221941/1328107) - Photo 2
- ![Photo 5](/listings/photos/157221941/1328108) - Photo 5
- ![Photo 6](/listings/photos/157221941/1328109) - Photo 6

## Floorplans

- ![Floorplan 1](/listings/photos/157221941/1328110) - Floorplan 1

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/157221941/1328111) - Energy Performance Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ST JAMES HOUSE 28 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £95,000 | 04/06/2018 | 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 |
| 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:** -13.4%

## 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):** £567/mo

## 1% Rule

- **Rent ratio:** 0.92% (okay)
- **Max investor price (0.8%):** £138,125
- **Target investor price (1%):** £110,500

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £2,353/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)

Photo 7 Photo 4 Photo 1 Photo 3 Photo 2 Photo 5 Photo 6

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Property details

Tenure

LEASEHOLD (980 years remaining on lease)

Floor area

51 m²

Council tax band

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£95,000 Jun 2018

Price per m²

£2,353/m²

Local average

£138,573 (-13.4%)

Deprivation

Decile 5 (15,628 of 33,755)

Street crime

3 incidents within 1 mile (May 2026)

Key features

THIRD FLOOR APARTMENT
CLOSE TO GLOUCESTER ROYAL HOSPITAL
OPEN PLAN KITCHEN/LIVING
ALLOCATED PARKING SPACE
LIFT ACCESS
IDEAL FOR INVESTORS & FIRST TIME BUYERS

Additional details

Parking: Yes

Description

A VERY ATTRACTIVE THIRD FLOOR APARTMENT LOCATED CLOSE TO GLOUCESTER ROYAL HOSPITAL.

The property has been well maintained in it's current ownership and offers a double bedroom, bathroom and open plan kitchen/living area. The property further benefits from lift access & allocated parking..

The property is just 0.2 miles from Gloucester Royal Hospital. It is in easy reach of the city's shops, historic dockyard and Gloucester Quays.

Listed by

Longlevens

Farr & Farr

Reference: 157221941

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 11/06/2024

Expiry date: 10/06/2034

Est. upgrade cost to C: £1,000

Recommendations

High heat retention storage heaters (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

Energy Performance Certificate

Price history

Event	Date	Price	% change
Sold	04/06/2018 (8 years ago)	£95,000	—

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
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%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: SPROUT REAL ESTATE LIMITED (16231657)

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: £567/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	0.0 miles
Bus stop	The Crescent	0.1 miles
Shop	Friends Malayali Asian Store	0.1 miles
Shop	Amigo	0.1 miles
Train station	Gloucester	0.4 miles
University	University of Gloucestershire - Oxtalls Campus	0.6 miles
University	University of Gloucestershire City Campus	0.6 miles
Train station	Cheltenham Spa	5.9 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

Rental listings exist nearby, but none matched the 1-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.92%

Max investor price (0.8%) £138,125

Target investor price (1%) £110,500

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).