# 2 bedroom retirement property for sale (GL8 8FQ) ## Property Details | Key | Value | |-----|-------| | Address | APARTMENT 103, PACKHAM HOUSE STEEPLETON COURT, CIRENCESTER ROAD, TETBURY, GLOUCESTERSHIRE GL8 8FQ | | Price | £325,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Last sold | £451,950 Nov 2018 | ## 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 ## Property Photos - ![Photo](/listings/photos/166085435/212640) - ![Photo](/listings/photos/166085435/212642) - ![Photo](/listings/photos/166085435/212646) - ![Photo](/listings/photos/166085435/212648) - ![Photo](/listings/photos/166085435/212653) - ![Photo](/listings/photos/166085435/212655) - ![Photo](/listings/photos/166085435/212659) - ![Photo](/listings/photos/166085435/212663) - ![Photo](/listings/photos/166085435/212665) - ![Photo](/listings/photos/166085435/212666) - ![Photo](/listings/photos/166085435/212667) - ![Photo](/listings/photos/166085435/212668) - ![Photo](/listings/photos/166085435/212669) - ![Photo](/listings/photos/166085435/212670) - ![Photo](/listings/photos/166085435/212671) - ![Photo](/listings/photos/166085435/212672) - ![Photo](/listings/photos/166085435/212673) - ![Photo](/listings/photos/166085435/212674) - ![Photo](/listings/photos/166085435/212675) - ![Photo](/listings/photos/166085435/212676) - ![Photo](/listings/photos/166085435/212677) ## Floorplans - ![Floorplan 1](/listings/photos/166085435/212678) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/166085435/212679) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | PACKHAM HOUSE STEEPLETON COURT APARTMENT 103 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £451,950 | 16/11/2018 | 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] SECKLE HOUSE STEEPLETON COURT APARTMENT 24 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £295,000 | 19/09/2023 | Flat | | [Same street] SECKLE HOUSE STEEPLETON COURT APARTMENT 18 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £349,905 | 30/06/2023 | Flat | | [Same street] 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 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 | | [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 | | 8 LONDON ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8HN | £3,272,860 | 09/06/2023 | Other | | [Same street] ONWARD HOUSE STEEPLETON COURT APARTMENT 67 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £362,822 | 31/03/2023 | Flat | | [Same street] PACKHAM HOUSE STEEPLETON COURT APARTMENT 104 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £456,380 | 31/03/2023 | Flat | | [Same street] ORIENT HOUSE STEEPLETON COURT APARTMENT 85 CIRENCESTER ROAD, TETBURY, COTSWOLD, GLOUCESTERSHIRE, GL8 8FQ | £301,142 | 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:** £338,220 (15 sales) **Area average:** £1,623,273 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £1,362,250 (4 Other, GL8, 2024–2026) - **Deviation:** -76.1% ## Rental Range *ONS Price Index of Private Rents (Cotswold). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,136/mo - **Realistic:** £1,262/mo - **Optimistic:** £1,388/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Gloucester (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £723/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 | |------|------|------|------|------| | 2 Bed Semi-Detached House, Fitzherbert Close, GL8 | £1,600/mo | 2 | 0.28 miles | OpenRent | | 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: £1,418/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.41% (weak for cashflow) - **Max investor price (0.8%):** £165,625 - **Target investor price (1%):** £132,500 *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 £1,325/mo).* - **Gross yield:** 4.9% - **Cost-to-rent:** 20.4× - **Monthly cashflow:** £-112/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1.4% *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:** 18.4% ## House Price Index (HM Land Registry) *Official index for Cotswold; All dwelling types series; as of March 2026.* - **1y growth (index):** -0.5% - **5y growth (index):** 9% - **10y growth (index):** 28.2% ## 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)