# 2 bedroom apartment for sale (GL1 3LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 18, ST JAMES HOUSE, HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE GL1 3LE |
| Price | £136,950 |
| Bedrooms | 2 |
| Last sold | £151,000 Jan 2023 |

## 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

## Property Photos

- ![Picture No. 14](/listings/photos/47906427/1327981) - Picture No. 14
- ![Picture No. 06](/listings/photos/47906427/1327983) - Picture No. 06
- ![Picture No. 04](/listings/photos/47906427/1327984) - Picture No. 04
- ![Picture No. 07](/listings/photos/47906427/1327985) - Picture No. 07
- ![Picture No. 05](/listings/photos/47906427/1327986) - Picture No. 05
- ![Picture No. 08](/listings/photos/47906427/1327987) - Picture No. 08
- ![Picture No. 02](/listings/photos/47906427/1327988) - Picture No. 02
- ![Picture No. 03](/listings/photos/47906427/1327989) - Picture No. 03
- ![Picture No. 15](/listings/photos/47906427/1327991) - Picture No. 15
- ![Picture No. 16](/listings/photos/47906427/1327993) - Picture No. 16

## Floorplans

- ![Floor Plan 1](/listings/photos/47906427/1327995) - Floor Plan 1

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/47906427/1327998) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ST JAMES HOUSE 18 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £151,000 | 12/01/2023 | Flat |
| ST JAMES HOUSE 18 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £127,500 | 01/09/2017 | 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 |
| FINSBURY HOUSE, 32 PILLOWELL DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LZ | £132,500 | 19/12/2022 | Flat |

**Area average:** £134,775 (20 sales)

## Price vs local average

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

- **Local average:** £138,573 (55 Flat, GL1, 2024–2026)
- **Deviation:** -1.2%

## 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 | 0.14 miles | OpenRent |

**Average rent: £1,050/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.77% (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:** 9.2%
- **Cost-to-rent:** 10.9×
- **Monthly cashflow:** £381/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.5%

*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).*

## Capital growth trend

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

- **5y growth:** 13%
- **10y growth:** 16.6%

## 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)