# 4 bedroom detached house for sale (BS36 2UE) ## Property Details | Key | Value | |-----|-------| | Address | 34 PARK LEAZE, BRISTOL, COALPIT HEATH, SOUTH GLOUCESTERSHIRE BS36 2UE | | Price | £450,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | E | | Last sold | £445,000 Feb 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 23/02/2031 - **Current heating cost:** £238/year - **Est. upgrade cost to C:** £9,500 ### Recommendations - 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/2146-3001-5302-1059-5200) ## Description Tucked away on the edge of a popular modern development in Coalpit Heath, this beautifully finished four-bedroom detached home combines a stylish interior with practical touches that make everyday family life a little easier. From the moment you step inside, there’s a wonderful sense of calm thanks to the soft colour palette, quality flooring, and elegant doors that bring a cohesive and tranquil feel throughout. The heart of the home is the spacious kitchen and dining area, fitted with sleek, fully integrated appliances and designed for both cooking and entertaining. French doors open directly onto the garden, creating a seamless flow for summer gatherings and filling the space with light all year round. A separate utility room keeps laundry neatly tucked away, while a downstairs cloakroom and practical coat cupboard ensure the hallway stays clutter-free. The generous living room feels homely with its warm ambience and soft carpet underfoot, the perfect space to unwind as a family in front of the TV with a good movie, or for the children to play with their toys in safety. Upstairs, the master bedroom offers a peaceful retreat with its own modern en-suite, while three further bedrooms provide plenty of flexibility, whether you need children’s rooms, a guest space, or even a hobby room. The family bathroom is finished in a contemporary style, adding to the home’s overall sense of understated quality. The garden is a highlight, with its natural lawn and sunny, south-facing aspect, it’s the perfect spot for lazy afternoons, children’s play, or al fresco dining. It offers just the right balance of ease and enjoyment with a generous patio, stretch of natural lawn and a number of raised beds that add some colour, providing a haven to unwind. Outside, the private driveway comfortably accommodates two cars in tandem, while the garage has been cleverly adapted to enhance the home’s versatility. The rear half has been converted into a fully insulated home office, complete with power and heating, making it an ideal workspace, gym, or even an occasional guest bedroom. The front half remains as useful storage, perfect for bikes, seasonal items, or gardening tools. This is a home that has been thoughtfully designed and lovingly cared for, offering modern style without compromising on comfort. With its flexible spaces, sunny garden, and peaceful setting on the edge of the development, it’s a wonderful choice for anyone looking to put down roots in Coalpit Heath. Frampton Cotterell is located 8.5 miles outside of Bristol and has a real community feel, plenty of lovely pubs, a couple of coffee shops and lots of great walks on the nearby Frome Valley Walkway. There is a little run of local shops and takeaways within 1 mile of the property. Yate railway station is 2 miles away with regular services into Bristol Temple Meads and motorway access is at Junction 16, M5 for Aztec West within 5 miles. Southmead Hospital can be reached within 8 miles and the area is well catered for in the way of schooling, with a number of Ofsted rated 'Good' and 'Excellent' schools within 1 mile. Approx £2,967pa Council Tax Band E South Gloucestershire Local Authority ## Property Photos - ![Photo](/listings/photos/166068416/1112376) - ![Photo](/listings/photos/166068416/1112377) - ![Photo](/listings/photos/166068416/1112378) - ![Photo](/listings/photos/166068416/1112379) - ![Photo](/listings/photos/166068416/1112380) - ![Photo](/listings/photos/166068416/1112381) - ![Photo](/listings/photos/166068416/1112382) - ![Photo](/listings/photos/166068416/1112383) - ![Photo](/listings/photos/166068416/1112384) - ![Photo](/listings/photos/166068416/1112385) - ![Photo](/listings/photos/166068416/1112386) - ![Photo](/listings/photos/166068416/1112387) - ![Photo](/listings/photos/166068416/1112388) - ![Photo](/listings/photos/166068416/1112389) - ![Photo](/listings/photos/166068416/1112390) - ![Photo](/listings/photos/166068416/1112391) - ![Photo](/listings/photos/166068416/1112392) - ![Photo](/listings/photos/166068416/1112393) - ![Photo](/listings/photos/166068416/1112394) - ![Photo](/listings/photos/166068416/1112395) - ![Photo](/listings/photos/166068416/1112396) - ![Photo](/listings/photos/166068416/1112397) ## Floorplans - ![Floorplan 1](/listings/photos/166068416/1112398) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/166068416/1112399) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 34 PARK LEAZE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2UE | £445,000 | 13/02/2026 | Detached | | 34 PARK LEAZE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2UE | £477,500 | 12/08/2022 | Detached | | 34 PARK LEAZE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2UE | £375,995 | 26/03/2021 | 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 | |---------|-------|------|------| | [Same street] 15 PARK LEAZE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2UE | £360,000 | 18/12/2025 | Semi-detached | | [Same street] 14 PARK LEAZE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2UE | £410,000 | 14/11/2025 | Detached | | 2 WALTER ROAD, FRAMPTON COTTERELL, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2FR | £645,000 | 30/10/2025 | Detached | | 25 PARK LANE, KENDLESHIRE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 1AT | £720,000 | 16/07/2025 | Detached | | [Same street] 46 PARK LEAZE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2UE | £110,000 | 01/11/2023 | Other | | 98 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £673,995 | 30/06/2023 | Detached | | 8 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £514,995 | 20/06/2023 | Detached | | [Same street] 52 PARK LEAZE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2UE | £160,000 | 09/06/2023 | Other | | 88 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £673,995 | 26/05/2023 | Detached | | 96 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £443,995 | 12/05/2023 | Detached | | 94 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £608,995 | 12/05/2023 | Detached | | 92 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £608,995 | 24/04/2023 | Detached | | 90 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £589,995 | 21/04/2023 | Detached | | 58 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £404,995 | 25/02/2023 | Detached | | 78 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £669,995 | 21/12/2022 | Detached | | 53 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £649,995 | 16/12/2022 | Detached | | 76 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £609,995 | 25/11/2022 | Detached | | 55 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £599,995 | 04/11/2022 | Detached | | [Same street] 3 PARK LEAZE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2UE | £305,000 | 30/09/2022 | Semi-detached | | 7 CHRISTY CLOSE, FRAMPTON COTTERELL, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2FS | £550,000 | 27/09/2022 | Detached | | 19 WALTER ROAD, FRAMPTON COTTERELL, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2FR | £475,000 | 17/08/2022 | Detached | | [Same street] 11 PARK LEAZE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2UE | £112,000 | 02/08/2022 | Terraced | | 35 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £380,995 | 01/04/2022 | Detached | | 47 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £394,995 | 18/03/2022 | Detached | | 41 ROWDELL AVENUE, COALPIT HEATH, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 2TP | £389,995 | 25/02/2022 | Detached | | 29 PARK LANE, KENDLESHIRE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS36 1AT | £788,000 | 14/09/2021 | Detached | **Street average:** £242,833 (6 sales) **Area average:** £569,696 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £539,478 (23 Detached, BS36, 2024–2026) - **Deviation:** -16.6% ## Rental Range *ONS Price Index of Private Rents (South Gloucestershire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,305/mo - **Realistic:** £1,450/mo - **Optimistic:** £1,595/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Herefordshire (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £972/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 | |------|------|------|------|------| | 4 Bed Bungalow, Clyde Road, BS36 | £2,300/mo | 4 | 0.76 miles | OpenRent | **Average rent: £2,300/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.51% (weak for cashflow) - **Max investor price (0.8%):** £287,500 - **Target investor price (1%):** £230,000 *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 £2,300/mo).* - **Gross yield:** 6.1% - **Cost-to-rent:** 16.3× - **Monthly cashflow:** £273/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 2.5% *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).* ## Price per Square Metre - **£/m²:** £4,500/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 6.7% - **10y growth:** 24.9% ## House Price Index (HM Land Registry) *Official index for South Gloucestershire; Detached series; as of April 2026.* - **1y growth (index):** 1.1% - **5y growth (index):** 21.6% - **10y growth (index):** 43.2% ## 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)