# 1 bedroom retirement property for sale (GL8 8FQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | APARTMENT 24, SECKLE HOUSE STEEPLETON COURT, CIRENCESTER ROAD, TETBURY, GLOUCESTERSHIRE GL8 8FQ |
| Price | £300,000 |
| Bedrooms | 1 |
| Last sold | £295,000 Sep 2023 |

## Description

Situated in Tetbury, one of the most desirable towns in the Cotswolds, Steepleton is a beautiful collection of 68 independent, later living apartments. Architects Proctor and Matthews designed this community in sympathy with the local area, arranging the complex around the kitchen gardens. The layout is inspired by ancient settlements, with interlocking courts that create a sociable environment.

Owners at Steepleton have the benefit of the first-class facilities to support your health and wellbeing, including a spa, gym, restaurant and communal lounge for socialising with friends, family and neighbours. This is all looked after by the dedicated host, led by the General Manager Harriet, who pour their energy into making a vibrant community.

This ground floor one bedroom apartment benefits from a private terrace which overlooks the beautiful gardens. Entering through a stable style door, inside there is a spacious kitchen with space for a dining room table and built-in appliances including an oven, hob, fridge freezer and a Fisher & Paykell Dish Draw dishwasher for convenience. The open plan living room has a sliding door leading

to the private terrace. The double bedroom includes a built-in wardrobe and a bathroom with a rainfall shower.

Lease term 992 years remaining 999 years from the 1st Jan 2018

Service charge £7,058.27 per annum

Ground rent £350 per annum

Council tax banding C

Ground rent reviewed 15th anniversary from the lease commence date and there after every 10th anniversary

## Property Photos

- ![Photo](/listings/photos/159635414/1611797)
- ![Photo](/listings/photos/159635414/1611801)
- ![Photo](/listings/photos/159635414/1611809)
- ![Photo](/listings/photos/159635414/1611812)
- ![Photo](/listings/photos/159635414/1611813)
- ![Photo](/listings/photos/159635414/1611815)
- ![Photo](/listings/photos/159635414/1611817)
- ![Photo](/listings/photos/159635414/1611818)

## Floorplans

- ![Floorplan 1](/listings/photos/159635414/1611819) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/159635414/1611821) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SECKLE HOUSE STEEPLETON COURT APARTMENT 24 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £295,000 | 19/09/2023 | Flat |
| SECKLE HOUSE STEEPLETON COURT APARTMENT 24 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £299,950 | 11/01/2019 | 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 |
|---------|-------|------|------|
| [Same street] ONWARD HOUSE STEEPLETON COURT APARTMENT 76 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £430,000 | 10/03/2024 | Flat |
| [Same street] GORHAM HOUSE STEEPLETON COURT APARTMENT 44 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £280,000 | 30/06/2023 | Flat |
| [Same street] SECKLE HOUSE STEEPLETON COURT APARTMENT 18 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £349,905 | 30/06/2023 | Flat |
| [Same street] SECKLE HOUSE STEEPLETON COURT APARTMENT 21 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £299,829 | 29/06/2023 | Flat |
| [Same street] FORELLE HOUSE STEEPLETON COURT APARTMENT 107 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £396,952 | 29/06/2023 | Flat |
| [Same street] SECKLE HOUSE STEEPLETON COURT APARTMENT 81 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £369,905 | 29/06/2023 | Flat |
| [Same street] GORHAM HOUSE STEEPLETON COURT APARTMENT 44 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £280,000 | 29/06/2023 | Flat |
| [Same street] ORIENT HOUSE STEEPLETON COURT APARTMENT 27 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £263,931 | 29/06/2023 | Flat |
| [Same street] ONWARD HOUSE STEEPLETON COURT APARTMENT 13 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £342,286 | 29/06/2023 | Flat |
| [Same street] SECKLE HOUSE STEEPLETON COURT APARTMENT 18 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £349,905 | 29/06/2023 | Flat |
| [Same street] ORIENT HOUSE STEEPLETON COURT APARTMENT 28 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £295,238 | 29/06/2023 | Flat |
| 8 LONDON ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8HN | £3,272,860 | 09/06/2023 | Other |
| [Same street] ORIENT HOUSE STEEPLETON COURT APARTMENT 25 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £296,571 | 31/03/2023 | Flat |
| [Same street] ONWARD HOUSE STEEPLETON COURT APARTMENT 14 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £361,620 | 31/03/2023 | Flat |
| [Same street] PACKHAM HOUSE STEEPLETON COURT APARTMENT 41 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £254,285 | 31/03/2023 | Flat |
| [Same street] ONWARD HOUSE STEEPLETON COURT APARTMENT 67 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £362,822 | 31/03/2023 | Flat |
| UNIT 1 TETBURY INDUSTRIAL ESTATE, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8EZ | £700,000 | 16/12/2022 | Other |
| COOKS GROUND HOUSE, 1 FLAT 1 WICKHAMS FIELD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8GA | £1,570,233 | 16/03/2022 | Other |

**Street average:** £328,883 (15 sales)
**Area average:** £1,847,698 (3 sales)

## Price vs local average

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

- **Local average:** £1,362,250 (4 Other, GL8, 2024–2026)
- **Deviation:** -78%

## 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 Gloucester (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £549/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 |
|------|------|------|------|------|
| 1 Bed Terraced House, Old Coombe House, GL8 | £1,300/mo | 1 | 0.54 miles | OpenRent |
| 1 Bed Flat, New Church St, GL8 | £1,250/mo | 1 | 0.54 miles | OpenRent |
| 1 Bed Flat, New Church St, GL8 | £1,300/mo | 1 | 0.54 miles | OpenRent |

**Average rent: £1,283/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.2×
- **Monthly cashflow:** £-36/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.5%

*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:** -85.1%
- **10y growth:** -61.8%

## 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)