For sale Retirement Property

APARTMENT 103

PACKHAM HOUSE STEEPLETON COURT, CIRENCESTER ROAD, TETBURY, GLOUCESTERSHIRE GL8 8FQ

2 beds 1 baths Listed 22 Aug 2025 (-297d)

£325,000

Offers in Region of

Reduced on 17 Mar 2026

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Property photo

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Property details

Tenure

LEASEHOLD

Last sold

£451,950 Nov 2018

Local average

£1,362,250 (-76.1%)

Deprivation

Decile 10 (31,032 of 33,755)

Street crime

0 incidents within 1 mile (Apr 2026)

Key features

  • Welcome to the next chapter of your life with this age exclusive home for the over 60's
  • Community, friendship and wellbeing at the heart of this wonderful development
  • Beautiful two bedroom pond side home with balcony
  • Pets are welcome ( subject to approval )
  • Lift and stair access to all floors
  • Friendly on-site team Monday to Friday, overseeing the smooth running of the development
  • 24-hour emergency call system for security and peace of mind, allowing you to enjoy your best life
  • Onsite amenities include, wellness spa and gym, landscaped gardens, outdoor swimming pond and Deli
  • A guest suite and visitor parking is also available for visiting family and friends to use
  • Visitor Parking & Designated Permit parking available at £500pa ( subject to availability )

Additional details

Heating
Double glazing, Central, Underfloor heating
Accessibility
Lift access, Wide doorways, Level access
Parking
Residents, Visitor
Garden
Communal garden

Description

Steepleton at Tetbury is an age exclusive community for those over sixty designed and built with community, friendship and wellbeing in mind. This delightful first floor, two bedroom, versatile apartment is located only 0.6 miles from Tetbury town centre.

A sought after, pond side apartment on the first floor of this charming community in Tetbury. Apartment 103 is a beautifully appointed, versatile two bedroom home. The stylish kitchen/diner leads through to the living area which is light and bright and opens out to a balcony which overlooks the outdoor swimming pond. Bedroom one is of a good size with additional wardrobes and dressing area which then leads into the luxury shower room. The second bedroom also has additional wardrobes and has pocket doors leading to the living room. The luxury shower room is accessible from the hallway or bedroom one as it has jack and jill doors.

At the heart of the community is a communal lounge. Further amenities include wellness spa and gym, landscaped gardens, an outdoor swimming pond which are the perfect spot to relax in and enjoy with friends, family and neighbours. A guest suite and visitor parking is also available for visiting family and friends to use.

Lease term 992 years remaining 999 years from the 1st Jan 2018
Service charge £8,850 per annum
Ground rent £350 per annum
Council tax banding D
EPC Rating B
Ground rent reviewed 15th anniversary from the lease commence date and there after every 10th anniversary

Listed by

Winchester

PEGASUS HOMES AGENCY SERVICES LTD

Reference: 166085435

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 1

EPC Graphs

EPC 1

EPC 1

Price history

Event Date Price % change
Listed for sale — £325,000 -28.1%
Sold 16/11/2018 (7 years ago) £451,950 —

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

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

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 SECKLE HOUSE STEEPLETON COURT APARTMENT 24 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ £295,000 19/09/2023 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 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
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
8 LONDON ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8HN £3,272,860 09/06/2023 Other
Same street SECKLE HOUSE STEEPLETON COURT APARTMENT 22 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ £292,000 31/03/2023 Flat
Same street ORIENT HOUSE STEEPLETON COURT APARTMENT 26 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ £302,350 31/03/2023 Flat
Same street ORIENT HOUSE STEEPLETON COURT APARTMENT 25 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ £296,571 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
ORCHARD HOUSE, 30 SPRINGFIELDS, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8EN £950,000 17/06/2021 Other

Street average: £322,925 (15 sales)

Area average: £1,623,273 (4 sales)

Capital growth trend

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

5y growth 18.4%

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

1y (index) -0.5%
5y (index) 9%
10y (index) 28.2%

Rental Range

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

Low £1,136/mo
Realistic £1,262/mo
Optimistic £1,388/mo

Based on Local Authority from postcode lookup → Cotswold.

LHA (30th percentile) floor for Gloucester: £723/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View GL8 8FQ

Address

67 Northfield Close

Nearby

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

Type Name Distance
Bus stop Springfields 0.1 miles
Bus stop Northfield Close 0.1 miles
Shop Tesco 0.2 miles
Shop Tetbury Audi 0.3 miles
Hospital Tetbury Hospital 0.5 miles
Train station Kemble 6.0 miles
Hospital Stroud Maternity Hospital 7.3 miles
Train station Stroud 7.7 miles
University Parkinson Lecture Theatre 8.2 miles
University Royal Agricultural University 8.2 miles

Street-level crime

Category Count
Total incidents 0

Within 1 mile during Apr 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
St Mary's Church of England Primary School Primary 0.4 miles Good — 12 Feb 2015
Sir William Romney's School Secondary 0.5 miles Good — 17 Mar 2016
Avening Primary School Primary 2.9 miles Good — 4 Nov 2010
Westonbirt School Other 3.3 miles — (No rating)
Rodmarton Primary School Primary 4.0 miles Good — 8 Nov 2016

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, Combers End, GL8 £1,025/mo 2 0.43 miles OpenRent
2 Bed Flat, Long Street, GL8 £1,050/mo 2 0.52 miles OpenRent
2 Bed Flat, New Church St, GL8 £1,995/mo 2 0.53 miles OpenRent

Average rent: £1,357/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.32%
Max investor price (0.8%) £131,250
Target investor price (1%) £105,000
Gross yield 3.9%
Cost-to-rent ratio 25.8×
Monthly cashflow £-360/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -4.6%
  • 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).
  • Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
  • Cashflow — Rent minus 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).