Sold House

Old Rectory

CHELTENHAM, ICOMB, GLOUCESTERSHIRE GL54 1JB

348 m² Listed 4 Jul 2010 (-5873d)

£1,850,000

Guide Price

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# 6 bedroom house for sale (GL54 1JB)

## Property Details

| Key | Value |
|-----|-------|
| Address | OLD RECTORY, CHELTENHAM, ICOMB, GLOUCESTERSHIRE GL54 1JB |
| Price | £1,850,000 |
| Last sold | £5,000,000 May 2024 |

## Description

A Rare Opportunity To Acquire An Unmodernised Former Rectory Situated In An Idyllic Position With Panoramic Views

Having remained in the same family since 1952, The Old Rectory is now available to acquire for the first time in nearly 60 years. Although the property has been well maintained by the vendors, it offers scope for modernisation and improvement subject to the necessary planning consents.

Dating from 1850, this charming family home hosts well appointed accommodation typical of the period, arranged over two floors with the majority of rooms enjoying glorious views. Period features including original sash windows with shutters, some flagstone flooring, some exposed beams and open fireplaces compliment high ceilings, resulting in a feeling of light and space while retaining a sense of intimacy throughout.

In all the gardens, grounds and paddock amount to about 3.08 acres (1.25 ha).

## Property Photos

- ![Photo](/listings/photos/30443993/1557365)
- ![Photo](/listings/photos/30443993/1557366)
- ![Photo](/listings/photos/30443993/1557367)
- ![Photo](/listings/photos/30443993/1557368)
- ![Photo](/listings/photos/30443993/1557369)
- ![Photo](/listings/photos/30443993/1557370)
- ![Photo](/listings/photos/30443993/1557371)
- ![Photo](/listings/photos/30443993/1557372)

## Floorplans

- ![Floorplan 1](/listings/photos/30443993/1557373) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| OLD RECTORY, ICOMB, CHELTENHAM, COTSWOLD, GLOUCESTERSHIRE, GL54 1JB | £5,000,000 | 24/05/2024 | Detached |
| OLD RECTORY, ICOMB, CHELTENHAM, COTSWOLD, GLOUCESTERSHIRE, GL54 1JB | £1,750,000 | 14/10/2010 | Detached |

## Price vs local average

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

- **Local average:** £1,384,244 (18 Other, GL54, 2024–2026)
- **Deviation:** +33.6%

## Rental Range

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

- **Low:** £1,126/mo
- **Realistic:** £1,251/mo
- **Optimistic:** £1,376/mo

## LHA (Local Housing Allowance)

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

## 1% Rule

- **Rent ratio:** 0.07% (weak for cashflow)
- **Max investor price (0.8%):** £156,375
- **Target investor price (1%):** £125,100

*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 Area rent estimate.*

## Capital growth trend

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

- **5y growth:** 250.6%
- **10y growth:** 530.1%

## House Price Index (HM Land Registry)

*Official index for Cotswold; All dwelling types series; as of April 2026.*

- **1y growth (index):** -1.2%
- **5y growth (index):** 5.2%
- **10y growth (index):** 26.6%

## 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

Floor area

348 m²

Last sold

£5,000,000 May 2024

Local average

£1,384,244 (+33.6%)

Street crime

0 incidents within 1 mile (May 2026)

Key features

Sought after village
Edge of village with panoramic views
Period features
Requires refurbishment
3.08 acres (1.25 ha)

Additional details

Garden: Yes

Description

A Rare Opportunity To Acquire An Unmodernised Former Rectory Situated In An Idyllic Position With Panoramic Views

Having remained in the same family since 1952, The Old Rectory is now available to acquire for the first time in nearly 60 years. Although the property has been well maintained by the vendors, it offers scope for modernisation and improvement subject to the necessary planning consents.

Dating from 1850, this charming family home hosts well appointed accommodation typical of the period, arranged over two floors with the majority of rooms enjoying glorious views. Period features including original sash windows with shutters, some flagstone flooring, some exposed beams and open fireplaces compliment high ceilings, resulting in a feeling of light and space while retaining a sense of intimacy throughout.

In all the gardens, grounds and paddock amount to about 3.08 acres (1.25 ha).

Listed by

Stow-On-The-Wold

Butler Sherborn

Reference: 30443993

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
Old Rectory, Icomb, CHELTENHAM	44	61	348 m²	England and Wales: 1900-1929	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

186% since 2010

Event	Date	Price	% change
Sold	24/05/2024 (2 years ago)	£5,000,000	+185.7%
Sold	14/10/2010 (15 years ago)	£1,750,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Sold comparables data is not available for this property.

Capital growth trend

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

5y growth 250.6%

10y growth 530.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Cotswold. Series: All dwelling types. As of April 2026.

1y (index) -1.2%

5y (index) 5.2%

10y (index) 26.6%

Rental Range

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

Low £1,126/mo

Realistic £1,251/mo

Optimistic £1,376/mo

Based on Local Authority from postcode lookup → Cotswold.

LHA (30th percentile) floor for Cheltenham: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View GL54 1JB

Address

Icomb, Upper Oddington, Cotswold District, Gloucestershire, England, GL54 1JQ, United Kingdom

Nearby

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

Type	Name	Distance
Bus stop	Memorial	0.1 miles
Shop	Unknown	2.1 miles
Shop	Barnardo's	2.1 miles
Train station	Kingham	2.7 miles
Train station	Shipton	5.0 miles
Hospital	Hospital Car Park	11.7 miles
Hospital	Witney Community Hospital	11.8 miles

Street-level crime

Category	Count
Total incidents	0

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
Stow-on-the-Wold Primary School	Primary	2.2 miles	Good — 23 Jun 2024
Bledington Primary School	Primary	2.2 miles	Good — 14 Sep 2023
Swell Church of England Primary School	Primary	2.9 miles	Good — 5 Oct 2011
The Cotswold Academy	Secondary	3.0 miles	Outstanding — 20 Apr 2015
Bourton-on-the-Water Primary School	Primary	3.1 miles	Good — 25 Nov 2011

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.07%

Max investor price (0.8%) £156,375

Target investor price (1%) £125,100

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).

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