# 4 bedroom end of terrace house for sale (BS16 5UD) ## Property Details | Key | Value | |-----|-------| | Address | 6 LINCOMBE AVENUE, BRISTOL, SOUTH GLOUCESTERSHIRE BS16 5UD | | Price | £335,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Construction age | England and Wales: 1930-1949 | | Floor area | 102 m² | | Last sold | £335,000 Oct 2016 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 16/06/2026 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £760/year - **Est. upgrade cost to C:** £21,520 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - E (£20) - N (£4,000 - £6,000) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8702-8434-0529-3297-2663) ## Description Besley Hill Town & Country Homes are delighted to offer for sale this extended end of terrace house, which occupies a secluded cul-de-sac location within the popular area of Downend. This property is conveniently located for access onto the ring road, major commuting routes and for the Bristol cycle path, as well as being within easy reach of amenities. The accommodation in brief comprises to the ground floor; entrance hall, lounge, separate dining room, kitchen/diner and a shower room/utility room. To the first floor there are four bedrooms and a family bathroom. Additional benefits include; gas central heating supplied by a Vaillant boiler, UPVC double glazed windows, a brick paved driveway providing ample off street parking and a mature garden to the rear. An internal inspection is highly recommended. ENTRANCE Via UPVC double glazed double doors, leading into entrance hall. ENTRANCE HALL Under stairs storage cupboard, full height storage cupboard, spindled stair case leading to first floor accommodation, double radiator, doors leading into all ground floor rooms. LOUNGE 11' 3" x 10' 10" (3.43m x 3.3m) UPVC double glazed bay window to front with opaque leaded transoms over, picture rail, marble fireplace housing a gas coal and flame effect fire, TV point, double fronted lo level cupboard to side alcove, single radiator. DINING ROOM 17' 3" x 9' 9" (5.26m x 2.97m) Dual aspect UPVC double glazed windows, picture rail, fireplace housing a gas coal and flame effect fire, single radiator. KITCHEN/DINER 13' x 11' 3" (3.96m x 3.43m) Dual aspect UPVC double glazed windows, stainless steel one and a half bowl sink drainer with chrome mixer taps and tiled splash backs, range of wall and base units with a roll edged work surface, dishwasher, electric cooker point with extractor fan over, space for a low level fridge, double radiator, UPVC double glazed French doors leading into rear garden. SHOWER ROOM/UTILITY ROOM 6' 8" x 5' 3" (2.03m x 1.6m) Opaque UPVC double glazed window to rear, white suite comprising; W.C. wash hand basin with chrome mixer tap with white high gloss double fronted cupboard below, shower cubicle with a chrome shower system, Vaillant boiler supplying gas central heating and domestic hot water, Hotpoint washing machine, partially tiled walls, single radiator, tiled floor. FIRST FLOOR ACCOMMODATION LANDING Loft access, spindled balustrade, doors leading into all rooms. BEDROOM ONE 12' x 10' 9" (3.66m x 3.28m) UPVC double glazed window to rear, picture rail, telephone point, single radiator. BEDROOM TWO 10' 10" x 10' 4" (3.3m x 3.15m) UPVC double glazed window to front with opaque and leaded transom over, picture rail, single radiator. BEDROOM THREE 11' 4" x 9' 7" (3.45m x 2.92m) Dual aspect UPVC double glazed windows, sloping ceiling, large under eave storage area, radiator. BEDROOM FOUR 7' 3" x 6' 4" (2.21m x 1.93m) UPVC double glazed window to front with opaque and leaded transoms over, single radiator. BATHROOM Opaque UPVC double glazed window to rear, white suite comprising; W.C. wash hand basin, panelled twin gripped bath, tiled splash backs, radiator. OUTSIDE FRONT Brick paved driveway providing off street parking spaces, herbaceous borders, lighting, boundary hedge, wall and wooden fencing, wooden gate providing pedestrian access into the rear garden. REAR GARDEN A brick paved patio with steps up leading to an area laid to lawn and chippings, displaying various herbaceous areas well stocked with a variety of trees, flowers and shrubs, vegetable plot, timber framed garden shed, greenhouse, lighting, water tap, garden surrounded by wooden fencing. ## Property Photos - ![Lincombe Avenue](/listings/photos/60086804/1234078) - Lincombe Avenue - ![Lounge](/listings/photos/60086804/1234079) - Lounge - ![Lounge](/listings/photos/60086804/1234080) - Lounge - ![Dining room](/listings/photos/60086804/1234082) - Dining room - ![Dining room](/listings/photos/60086804/1234083) - Dining room - ![Kitchen/diner](/listings/photos/60086804/1234085) - Kitchen/diner - ![Kitchen/diner](/listings/photos/60086804/1234086) - Kitchen/diner - ![Hall](/listings/photos/60086804/1234088) - Hall - ![Cloakroom](/listings/photos/60086804/1234089) - Cloakroom - ![Bathroom](/listings/photos/60086804/1234091) - Bathroom - ![Bedroom one](/listings/photos/60086804/1234092) - Bedroom one - ![Bedroom one](/listings/photos/60086804/1234094) - Bedroom one - ![Bedroom two](/listings/photos/60086804/1234095) - Bedroom two - ![Bedroom two](/listings/photos/60086804/1234096) - Bedroom two - ![Bedroom three](/listings/photos/60086804/1234097) - Bedroom three - ![Bedroom three](/listings/photos/60086804/1234099) - Bedroom three - ![Bedroom four](/listings/photos/60086804/1234101) - Bedroom four - ![Rear garden](/listings/photos/60086804/1234102) - Rear garden - ![Rear garden](/listings/photos/60086804/1234103) - Rear garden - ![Rear garden](/listings/photos/60086804/1234107) - Rear garden - ![Rear garden](/listings/photos/60086804/1234111) - Rear garden - ![Rear garden](/listings/photos/60086804/1234115) - Rear garden - ![Rear garden](/listings/photos/60086804/1234118) - Rear garden - ![Rear garden](/listings/photos/60086804/1234124) - Rear garden - ![Rear garden](/listings/photos/60086804/1234129) - Rear garden ## Floorplans - ![Floorplan 1](/listings/photos/60086804/1234133) - Floorplan 1 ## EPC Graphs - ![EPC](/listings/photos/60086804/1234137) - EPC ## FENSA Certificates This property has 2 FENSA certificate(s) on record. ### FENSA Certificate #6895660 - **Address:** 6 Lincombe Avenue, BRISTOL, BS16 5UD - **Certificate Issued:** 03/11/2009 - **Work Completed:** 22/09/2009 - **Items:** 6 window(s), 1 door(s) ### FENSA Certificate #5705677 - **Address:** 6 Lincombe Avenue, BRISTOL, BS16 5UD - **Certificate Issued:** 26/05/2008 - **Work Completed:** 12/05/2008 - **Items:** 1 window(s), 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 6 LINCOMBE AVENUE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 5UD | £335,000 | 07/10/2016 | 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 | |---------|-------|------|------| | 51 DOWNEND ROAD, DOWNEND, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 5UF | £360,000 | 27/10/2025 | Terraced | | [Same street] 5 LINCOMBE AVENUE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 5UD | £500,000 | 20/12/2023 | Detached | | 6 LODGE WALK, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 5UQ | £282,000 | 05/12/2023 | Terraced | | 141 DOWNEND ROAD, DOWNEND, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 5DT | £389,500 | 03/11/2023 | Terraced | | 3 DIAL LANE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 5UH | £320,000 | 17/05/2023 | Terraced | | 57 DOWNEND ROAD, DOWNEND, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 5UF | £335,000 | 06/04/2023 | Terraced | | 17 LODGE WALK, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 5UQ | £422,812 | 31/03/2023 | Terraced | | VICARAGE COTTAGES 4 DOWNEND ROAD, DOWNEND, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 5UG | £285,500 | 04/08/2022 | Terraced | | 52 PENDENNIS ROAD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 5JJ | £325,000 | 20/05/2022 | Terraced | | 2 LODGE WALK, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 5UQ | £280,000 | 04/02/2022 | Terraced | | 49 DOWNEND ROAD, DOWNEND, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 5UF | £375,000 | 19/11/2021 | Terraced | | 190A OVERNDALE ROAD, BRISTOL, CITY OF BRISTOL, BS16 2RH | £365,000 | 28/10/2021 | Terraced | | [Same street] 12 LINCOMBE AVENUE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 5UD | £460,000 | 22/09/2021 | Detached | | [Same street] 11 LINCOMBE AVENUE, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 5UD | £427,500 | 10/08/2021 | Semi-detached | **Street average:** £462,500 (3 sales) **Area average:** £339,983 (11 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £346,206 (95 Terraced, BS16, 2024–2026) - **Deviation:** -3.2% ## 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 Gloucester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,197/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 Detached House, Frampton Crescent, BS16 | £2,300/mo | 4 | 0.65 miles | OpenRent | **Average rent: £2,300/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.69% (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:** 8.2% - **Cost-to-rent:** 12.1× - **Monthly cashflow:** £726/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 9% *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:** £3,284/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 7% - **10y growth:** 45.1% ## House Price Index (HM Land Registry) *Official index for South Gloucestershire; Terraced series; as of April 2026.* - **1y growth (index):** 1.3% - **5y growth (index):** 21.4% - **10y growth (index):** 45.6% ## 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)