# 2 bedroom apartment for sale (GL1 3LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FIRST FLOOR 10, ST JAMES HOUSE, HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE GL1 3LE |
| Price | £150,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | B |
| Last sold | £128,000 Feb 2020 |

## Description

Brought to the market with no onward chain is this deceptively spacious first floor apartment situated in a popular city centre location.  The apartment offers modern open plan living accommodation, ensuite to master bedroom and an allocated garage. Viewing is highly advised.

**Entrance Hallway** - Provides access to the kitchen living room, two double bedrooms and family bathroom. Storage cupboard and airing cupboard.

**Kitchen / Living Room** - Generously sized living dining space with windows to front aspect. The kitchen benefits from ample storage in a range of floor and eye level units accompanied by integrated appliances to include electric oven and four ring electric hob with extractor over. Additional space for fridge freezer and plumbing for dishwasher.

**Master Bedroom** - Double bedroom with windows to the front aspect.

**En-Suite** - White suite comprising WC, wash hand basin and shower enclosure.

**Bedroom Two** - Double bedroom with built in wardrobes. Window to front aspect.

**Bathroom** - Stylish bathroom suite providing wash hand basin, WC and bath with rainfall shower over. Tiled surround.

**Outside** - The property comes with a single garage. There is also one visitors parking permit which allows residents and visitors to park in the designated spaces.

**Location** - Within the heart of the historic Gloucester, close to the Royal Hospital, St James House is ideally located for easy access to the city alongside those looking commute through bus routes and the train station, housing a direct line to London Paddington. With a range of local amenities along London Road to include a general store, pub, hairdressers and service station, whilst additional superstores can be located throughout the city alongside both primary and secondary schooling.

**Material Information** - Tenure: Leasehold property with 999 years starting from 2006. Ground rent of £150.00 per annum paid to First Port whilst a service charge of £2728.34 per annum is payable to First port. All charges are reviewed every 12 months. (Information correct as of 13/2/25).

Local authority and rates: Gloucester City Council - Tax Band B (£1,662.93 per annum),

Electricity supply: Mains

Water supply: Mains

Sewerage: Mains

Heating: Electric 

Broadband speed: Basic 14 Mbps, Superfast 71 Mbps - Highest available download speed. 

Mobile phone coverage: EE, Vodafone, Three, O2.

## Property Photos

- ![Photo](/listings/photos/158306315/1328052)
- ![Photo](/listings/photos/158306315/1328053)
- ![Photo](/listings/photos/158306315/1328055)
- ![Photo](/listings/photos/158306315/1328056)
- ![Photo](/listings/photos/158306315/1328057)
- ![Photo](/listings/photos/158306315/1328058)
- ![Photo](/listings/photos/158306315/1328059)
- ![Photo](/listings/photos/158306315/1328060)
- ![Photo](/listings/photos/158306315/1328061)
- ![Photo](/listings/photos/158306315/1328062)
- ![Photo](/listings/photos/158306315/1328063)
- ![Photo](/listings/photos/158306315/1328064)

## Floorplans

- ![Floorplan 1](/listings/photos/158306315/1328065) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/158306315/1328066) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ST JAMES HOUSE FIRST FLOOR 10 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £128,000 | 26/02/2020 | Flat |
| ST JAMES HOUSE FIRST FLOOR 10 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £125,000 | 01/07/2016 | 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 |
| [Same street] ST JAMES HOUSE 20 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £120,000 | 20/03/2025 | Flat |
| [Same street] 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 |
| [Same street] 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 |
| [Same street] ST JAMES HOUSE 18 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £151,000 | 12/01/2023 | Flat |
| FINSBURY HOUSE, 32 PILLOWELL DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LZ | £132,500 | 19/12/2022 | Flat |
| [Same street] ST JAMES HOUSE 22 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £130,000 | 16/12/2022 | Flat |
| 10 FLAT 4 GREAT WESTERN ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL1 3PP | £143,000 | 02/11/2022 | Flat |
| [Same street] ST JAMES HOUSE 2 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £140,000 | 01/11/2022 | Flat |
| VICTORIA HOUSE 19 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW | £127,000 | 31/10/2022 | Flat |
| 28 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF | £139,950 | 24/10/2022 | Flat |
| [Same street] BAYSWATER HOUSE 47 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £107,000 | 21/09/2022 | Flat |
| [Same street] BAYSWATER HOUSE 59 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £135,000 | 06/09/2022 | Flat |
| [Same street] BAYSWATER HOUSE 43 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £102,500 | 04/08/2022 | Flat |
| [Same street] 5 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £255,000 | 05/07/2022 | Terraced |
| [Same street] ST JAMES HOUSE 14 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £124,000 | 10/06/2022 | Flat |
| [Same street] ST JAMES HOUSE 24 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £130,000 | 30/05/2022 | Flat |
| [Same street] ST JAMES HOUSE 12 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £118,500 | 20/05/2022 | Flat |
| [Same street] ST JAMES HOUSE 36 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £115,000 | 04/03/2022 | Flat |
| [Same street] BAYSWATER HOUSE 39 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £125,000 | 15/02/2022 | Flat |

**Street average:** £134,033 (15 sales)
**Area average:** £136,398 (20 sales)

## Price vs local average

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

- **Local average:** £138,573 (55 Flat, GL1, 2024–2026)
- **Deviation:** +8.2%

## 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 | 0.16 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.7% (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:** 8.4%
- **Cost-to-rent:** 11.9×
- **Monthly cashflow:** £329/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.1%

*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)