Sold STC Flat

18

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

2 beds 915 sq ft Listed 13 Apr 2017 (-3385d)

£136,950

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Property details

Tenure

LEASEHOLD

Floor area

85 m²

EPC rating

C

Year built

England and Wales: 2003-2006

Last sold

£151,000 Jan 2023

Price per m²

£1,611/m²

Local average

£138,573 (-1.2%)

Deprivation

Decile 5 (15,628 of 33,755)

Street crime

3 incidents within 1 mile (May 2026)

Key features

  • Investment buy
  • Two double bedrooms
  • Open plan lounge/kitchen
  • Garage
  • Lift access
  • UPVC double glazing

Additional details

Parking
Yes

Description

GREAT INVESTMENT OPPORTUNITY
Spacious and well-presented two double bedroom second floor apartment situated close to the City centre, Gloucester Royal Hospital and only a short walk away from Gloucester train and bus station.

This well-presented apartment comprises; Communal entrance with stairs and lift access, entrance hall, large lounge/kitchen-diner, master bedroom with en-suite shower room, second double bedroom and bathroom with shower over the bath.

This property benefits from having double glazing throughout and parking by garage.

NO ONWARD CHAIN

Listed by

Gloucester

The Property Franchise Group

Reference: 47906427

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 30/05/2022

Expiry date: 29/05/2032

Est. upgrade cost to C: £2,155

Recommendations

  • High heat retention storage heaters (£1,200 - £1,800)
  • Heat recovery system for mixer showers (£585 - £725)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floor Plan 1

Floor Plan 1

EPC Graphs

EPC Rating Graph

EPC Rating Graph

Price history

18% since 2017

Event Date Price % change
Sold 12/01/2023 (3 years ago) £151,000 +18.4%
Sold 01/09/2017 (8 years ago) £127,500 —

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

Area average: £134,775 (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 - 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
Edward Jenner School Other 0.4 miles — (No rating)
Al-Ashraf Secondary School for Girls Other 0.4 miles Requires improvement — 9 Jun 2024

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 0.14 miles OpenRent

Average rent: £1,050/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.77%
Max investor price (0.8%) £131,250
Target investor price (1%) £105,000
Gross yield 9.2%
Cost-to-rent ratio 10.9×
Monthly cashflow £381/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 11.5%
  • 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).