Sold STC Terraced

11 ASHBEE CLOSE

CHELTENHAM, BISHOPS CLEEVE, GLOUCESTERSHIRE GL52 7AN

2 beds 2 baths 764 sq ft Listed 21 Aug 2025 (-307d)

£294,000

Reduced on 1 Oct 2025

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# 2 bedroom terraced house for sale (GL52 7AN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 ASHBEE CLOSE, CHELTENHAM, BISHOPS CLEEVE, GLOUCESTERSHIRE GL52 7AN |
| Price | £294,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | C |
| Floor area | 71 m² |
| Last sold | £286,500 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 21/06/2033
- **Current heating cost:** £278/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/2427-3027-5306-6377-8204)

## Description

The ground floor is open plan, creating a bright and versatile space. The sleek, modern kitchen is fitted with integrated appliances and offers plenty of room for dining, flowing through to the living area at the rear. Patio doors open directly onto the garden, making it perfect for entertaining and relaxed everyday living.Upstairs, there are two generous double bedrooms. The master benefits from a well-appointed ensuite shower room, while the second bedroom is served by a modern family bathroom.Externally, the property offers parking with electric vehicle charging, along with a landscaped rear garden that has been finished to a high standard.

Location – Bishops CleeveBishops Cleeve is a thriving village situated just north of Cheltenham, offering the perfect balance of modern amenities and a welcoming community feel. The village boasts a wide range of shops, cafés, pubs, and restaurants, as well as supermarkets, schools, and leisure facilities. It is surrounded by beautiful Cotswold countryside, providing plenty of opportunities for walking and outdoor activities.For commuters, Bishops Cleeve is ideally placed with easy access to Cheltenham, Tewkesbury, and Gloucester, as well as the M5 for connections further afield. With its excellent facilities and convenient location, Bishops Cleeve is a highly sought-after place to live, combining village charm with town and city access.

## Property Photos

- ![Photo 12](/listings/photos/166058129/278664) - Photo 12
- ![Photo 3](/listings/photos/166058129/278665) - Photo 3
- ![Photo 4](/listings/photos/166058129/278666) - Photo 4
- ![Photo 5](/listings/photos/166058129/278667) - Photo 5
- ![Photo 6](/listings/photos/166058129/278668) - Photo 6
- ![Photo 7](/listings/photos/166058129/278669) - Photo 7
- ![Photo 10](/listings/photos/166058129/278670) - Photo 10
- ![Photo 9](/listings/photos/166058129/278671) - Photo 9
- ![Photo 11](/listings/photos/166058129/278672) - Photo 11
- ![Photo 8](/listings/photos/166058129/278673) - Photo 8
- ![Photo 2](/listings/photos/166058129/278674) - Photo 2
- ![Photo 1](/listings/photos/166058129/278675) - Photo 1

## Floorplans

- ![Floorplan 1](/listings/photos/166058129/278676) - Floorplan 1

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/166058129/278677) - Energy Performance Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 ASHBEE CLOSE, BISHOPS CLEEVE, CHELTENHAM, TEWKESBURY, GLOUCESTERSHIRE, GL52 7AN | £286,500 | 15/12/2025 | Terraced |

## 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] 6 ASHBEE CLOSE, BISHOPS CLEEVE, CHELTENHAM, TEWKESBURY, GLOUCESTERSHIRE, GL52 7AN | £525,000 | 28/07/2023 | Other |
| [Same street] 5 ASHBEE CLOSE, BISHOPS CLEEVE, CHELTENHAM, TEWKESBURY, GLOUCESTERSHIRE, GL52 7AN | £201,000 | 28/07/2023 | Semi-detached |
| [Same street] 4 ASHBEE CLOSE, BISHOPS CLEEVE, CHELTENHAM, TEWKESBURY, GLOUCESTERSHIRE, GL52 7AN | £201,000 | 28/07/2023 | Semi-detached |

**Street average:** £309,000 (3 sales)

## Price vs local average

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

- **Local average:** £359,299 (46 Terraced, GL52, 2024–2026)
- **Deviation:** -18.2%

## Rental Range

*ONS Price Index of Private Rents (South West). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,111/mo
- **Realistic:** £1,234/mo
- **Optimistic:** £1,357/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cheltenham (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £798/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 Terraced House, Ashlea Meadow, GL52 | £1,200/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Terraced House, Meadow Lea, GL52 | £1,000/mo | 2 | 0.62 miles | OpenRent |
| 2 Bed Terraced House, Meadow Lea, GL52 | £1,000/mo | 2 | 0.66 miles | OpenRent |
| 2 Bed Terraced House, Icombe Close, GL52 | £1,000/mo | 2 | 0.71 miles | OpenRent |
| 2 Bed Terraced House, Bramble Chase, GL52 | £1,200/mo | 2 | 0.73 miles | OpenRent |
| 2 Bed Semi-Detached House, West Way, GL52 | £1,100/mo | 2 | 0.83 miles | OpenRent |
| 2 Bed Flat, Bishops Cleeve, GL52 | £1,130/mo | 2 | 0.84 miles | OpenRent |
| 2 Bed Maisonette, Bluebell Court, GL52 | £975/mo | 2 | 0.86 miles | OpenRent |

**Average rent: £1,076/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.36% (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:** 4.3%
- **Cost-to-rent:** 23.3×
- **Monthly cashflow:** £-238/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.3%

*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:** £4,141/m²

## Capital growth trend

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

- **5y growth:** 30.2%
- **10y growth:** 57.6%

## House Price Index (HM Land Registry)

*Official index for South West; Terraced series; as of March 2026.*

- **1y growth (index):** -0.4%
- **5y growth (index):** 14.3%
- **10y growth (index):** 38.6%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

71 m²

Council tax band

EPC rating

Last sold

£286,500 Dec 2025

Price per m²

£4,141/m²

Local average

£359,299 (-18.2%)

Street crime

0 incidents within 1 mile (Apr 2026)

Key features

Contemporary Two Bedroom Home
Open Plan Accommodation
Two Bathrooms
Electric Car Charging
Beautifully Presented Throughout
Built By Spitfire
Air Source Heat Pump
NHBC Warranty

Additional details

Parking: Yes
Garden: Yes

Description

A superb modern two-bedroom home, built by Spitfire Homes, beautifully presented throughout and ideal as a first-time purchase or investment. Designed with contemporary living in mind, this stylish property also benefits from energy efficiency features and an electric car charging point.

The ground floor is open plan, creating a bright and versatile space. The sleek, modern kitchen is fitted with integrated appliances and offers plenty of room for dining, flowing through to the living area at the rear. Patio doors open directly onto the garden, making it perfect for entertaining and relaxed everyday living.Upstairs, there are two generous double bedrooms. The master benefits from a well-appointed ensuite shower room, while the second bedroom is served by a modern family bathroom.Externally, the property offers parking with electric vehicle charging, along with a landscaped rear garden that has been finished to a high standard.

Location – Bishops CleeveBishops Cleeve is a thriving village situated just north of Cheltenham, offering the perfect balance of modern amenities and a welcoming community feel. The village boasts a wide range of shops, cafés, pubs, and restaurants, as well as supermarkets, schools, and leisure facilities. It is surrounded by beautiful Cotswold countryside, providing plenty of opportunities for walking and outdoor activities.For commuters, Bishops Cleeve is ideally placed with easy access to Cheltenham, Tewkesbury, and Gloucester, as well as the M5 for connections further afield. With its excellent facilities and convenient location, Bishops Cleeve is a highly sought-after place to live, combining village charm with town and city access.

Listed by

Cheltenham

de Mel Property

Reference: 166058129

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 22/06/2023

Expiry date: 21/06/2033

Current heating cost: £278/year

Potential heating cost: £279/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

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	15/12/2025 (6 months ago)	£286,500	—

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
Same street 6 ASHBEE CLOSE, BISHOPS CLEEVE, CHELTENHAM, TEWKESBURY, GLOUCESTERSHIRE, GL52 7AN	£525,000	28/07/2023	Other
Same street 5 ASHBEE CLOSE, BISHOPS CLEEVE, CHELTENHAM, TEWKESBURY, GLOUCESTERSHIRE, GL52 7AN	£201,000	28/07/2023	Semi-detached
Same street 4 ASHBEE CLOSE, BISHOPS CLEEVE, CHELTENHAM, TEWKESBURY, GLOUCESTERSHIRE, GL52 7AN	£201,000	28/07/2023	Semi-detached

Street average: £309,000 (3 sales)

Capital growth trend

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

5y growth 30.2%

10y growth 57.6%

House Price Index (HM Land Registry — official index, not sold-price averages): South West. Series: Terraced. As of March 2026.

1y (index) -0.4%

5y (index) 14.3%

10y (index) 38.6%

Rental Range

Estimated market rent for South West. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,111/mo

Realistic £1,234/mo

Optimistic £1,357/mo

Based on Postcode area GL → South West.

LHA (30th percentile) floor for Cheltenham: £798/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View GL52 7AN

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Lyndley Close	0.3 miles
Bus stop	Lyndley Chase	0.3 miles
Shop	Black Gold	0.7 miles
Shop	Your Coop Food	0.7 miles
Train station	Cheltenham Racecourse	1.7 miles
Train station	Gotherington	2.4 miles
University	Pittville Student Village	2.4 miles
University	Hardwick Campus	2.6 miles
Hospital	Cheltenham General Hospital	3.7 miles
Hospital	NHS Records Office	3.8 miles

Street-level crime

Category	Count
Total incidents	0

Within 1 mile during Apr 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
Grangefield Primary School	Primary	0.7 miles	Good — 9 Sep 2024
Bishops Cleeve Primary Academy	Primary	0.9 miles	Good — 23 Apr 2018
Cleeve School	Secondary	1.2 miles	Good — 3 Nov 2019
Woodmancote School	Primary	1.4 miles	Good — 14 Jan 2013
Swindon Village Primary School	Primary	1.6 miles	Good — 4 Feb 2014

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 Terraced House, Ashlea Meadow, GL52	£1,200/mo	2	0.3 miles	OpenRent
2 Bed Terraced House, Meadow Lea, GL52	£1,000/mo	2	0.62 miles	OpenRent
2 Bed Terraced House, Meadow Lea, GL52	£1,000/mo	2	0.66 miles	OpenRent
2 Bed Terraced House, Icombe Close, GL52	£1,000/mo	2	0.71 miles	OpenRent
2 Bed Terraced House, Bramble Chase, GL52	£1,200/mo	2	0.73 miles	OpenRent
2 Bed Semi-Detached House, West Way, GL52	£1,100/mo	2	0.83 miles	OpenRent
2 Bed Flat, Bishops Cleeve, GL52	£1,130/mo	2	0.84 miles	OpenRent
2 Bed Maisonette, Bluebell Court, GL52	£975/mo	2	0.86 miles	OpenRent

Average rent: £1,076/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.36%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 4.3%

Cost-to-rent ratio 23.3×

Monthly cashflow £-238/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.3%

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).