# 6 bedroom house for sale (GL54 1JB)

## Property Details

| Key | Value |
|-----|-------|
| Address | OLD RECTORY, CHELTENHAM, ICOMB, GLOUCESTERSHIRE GL54 1JB |
| Price | £1,850,000 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 348 m² |
| Last sold | £5,000,000 May 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** D
- **Expiry date:** 28/01/2034
- **Current heating cost:** £4,521/year
- **Est. upgrade cost to C:** £18,560

### Recommendations
- Q (£4,000 - £14,000)
- E (£60)
- 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/2607-6101-1743-9614-1118)

## 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.*

## Price per Square Metre

- **£/m²:** £5,316/m²

## 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)