Sold Flat

34

ST JAMES HOUSE, HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE GL1 3LE

2 beds 2 baths 893 sq ft Listed 2 Jun 2016 (-3700d)

£142,500

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# 2 bedroom apartment for sale (GL1 3LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 34, ST JAMES HOUSE, HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE GL1 3LE |
| Price | £142,500 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 83 m² |
| Last sold | £136,000 Sep 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 10/05/2021 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £347/year

### Recommendations
- E (?13)
- L (?600 - ?1,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8409-6525-8370-8619-8992)

## Description

*NO ONWARD CHAIN / INVESTMENT OPPORTUNITY*

Martin & Co are pleased to offer this spacious and well presented two double bedroom fourth floor (top floor) apartment situated within close proximity of the city centre, Gloucester Royal Hospital and public transport links.

Sold as seen with all furniture the property briefly comprises; Communal entrance with stairs and lift access up to the top floor, entrance hall, large open plan lounge/kitchen, master bedroom with newly fitted en-suite shower room, second double bedroom and newly fitted family bathroom with shower over the bath.

The property is double glazed throughout has an electric heating system and benefits from having a garage.

Call 01452 528333 or email gloucester@martinco.com to arrange a viewing.

## Property Photos

- ![Photo](/listings/photos/54437143/1328069)
- ![Photo](/listings/photos/54437143/1328073)
- ![Photo](/listings/photos/54437143/1328074)
- ![Photo](/listings/photos/54437143/1328077)
- ![Photo](/listings/photos/54437143/1328079)
- ![Photo](/listings/photos/54437143/1328083)
- ![Photo](/listings/photos/54437143/1328085)
- ![Photo](/listings/photos/54437143/1328088)
- ![Photo](/listings/photos/54437143/1328091)
- ![Photo](/listings/photos/54437143/1328094)
- ![Photo](/listings/photos/54437143/1328098)

## EPC Graphs

- ![EPC 1](/listings/photos/54437143/1328100) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ST JAMES HOUSE 34 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £136,000 | 21/09/2016 | Flat |
| ST JAMES HOUSE 34 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £120,000 | 11/12/2014 | 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 |
|---------|-------|------|------|
| 46 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF | £156,500 | 10/03/2026 | Flat |
| VICTORIA HOUSE 15 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW | £153,000 | 19/12/2025 | Flat |
| ALEXANDRA HOUSE, 98 PILLOWELL DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LZ | £132,000 | 12/12/2025 | Flat |
| REGENT HOUSE 67 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW | £137,000 | 27/11/2025 | Flat |
| VICTORIA HOUSE 7 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW | £140,000 | 13/11/2025 | Flat |
| [Same street] ST JAMES HOUSE 20 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £120,000 | 20/03/2025 | Flat |
| [Same street] BAYSWATER HOUSE 35 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £117,000 | 13/01/2025 | Flat |
| VICTORIA HOUSE 25 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW | £156,000 | 20/12/2023 | Flat |
| ALEXANDRA HOUSE, 80 PILLOWELL DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LZ | £142,000 | 07/12/2023 | Flat |
| 51 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF | £140,000 | 08/11/2023 | Flat |
| 8 FLAT 4 GREAT WESTERN ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL1 3PP | £136,000 | 20/09/2023 | Flat |
| VICTORIA HOUSE 23 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW | £112,000 | 11/08/2023 | Flat |
| [Same street] BAYSWATER HOUSE 45 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £140,500 | 08/08/2023 | Flat |
| 21 HAMER STREET, GLOUCESTER, GLOUCESTERSHIRE, GL1 3QN | £105,000 | 01/08/2023 | Flat |
| 78 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF | £128,000 | 30/06/2023 | Flat |
| 61 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF | £140,000 | 09/05/2023 | Flat |
| 4 FLAT 4 GREAT WESTERN ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL1 3PP | £135,000 | 17/03/2023 | Flat |
| 63 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF | £145,000 | 03/03/2023 | Flat |
| VICTORIA HOUSE 41 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW | £128,000 | 28/02/2023 | Flat |
| [Same street] ST JAMES HOUSE 18 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £151,000 | 12/01/2023 | Flat |
| FINSBURY HOUSE, 32 PILLOWELL DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LZ | £132,500 | 19/12/2022 | Flat |
| [Same street] ST JAMES HOUSE 22 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £130,000 | 16/12/2022 | Flat |
| 10 FLAT 4 GREAT WESTERN ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL1 3PP | £143,000 | 02/11/2022 | Flat |
| [Same street] ST JAMES HOUSE 2 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £140,000 | 01/11/2022 | Flat |
| VICTORIA HOUSE 19 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW | £127,000 | 31/10/2022 | Flat |
| 28 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF | £139,950 | 24/10/2022 | Flat |
| [Same street] BAYSWATER HOUSE 47 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £107,000 | 21/09/2022 | Flat |
| [Same street] BAYSWATER HOUSE 59 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £135,000 | 06/09/2022 | Flat |
| [Same street] BAYSWATER HOUSE 43 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £102,500 | 04/08/2022 | Flat |
| [Same street] 5 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £255,000 | 05/07/2022 | Terraced |
| [Same street] ST JAMES HOUSE 14 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £124,000 | 10/06/2022 | Flat |
| [Same street] ST JAMES HOUSE 24 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £130,000 | 30/05/2022 | Flat |
| [Same street] ST JAMES HOUSE 12 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £118,500 | 20/05/2022 | Flat |
| [Same street] ST JAMES HOUSE 36 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £115,000 | 04/03/2022 | Flat |
| [Same street] BAYSWATER HOUSE 39 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE | £125,000 | 15/02/2022 | Flat |

**Street average:** £134,033 (15 sales)
**Area average:** £136,398 (20 sales)

## Price vs local average

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

- **Local average:** £138,573 (55 Flat, GL1, 2024–2026)
- **Deviation:** +2.8%

## Rental Range

*ONS Price Index of Private Rents (Gloucester). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £995/mo
- **Realistic:** £1,105/mo
- **Optimistic:** £1,216/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Worcester South (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £698/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 End Terrace, Hamer St, GL1 | £1,050/mo | 2 | 0.13 miles | OpenRent |

**Average rent: £1,050/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.74% (weak for cashflow)
- **Max investor price (0.8%):** £131,250
- **Target investor price (1%):** £105,000

*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 £1,050/mo).*

- **Gross yield:** 8.8%
- **Cost-to-rent:** 11.3×
- **Monthly cashflow:** £359/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.4%

*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).*

## Price per Square Metre

- **£/m²:** £1,717/m²

## Capital growth trend

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

- **5y growth:** 13%
- **10y growth:** 15.7%

## House Price Index (HM Land Registry)

*Official index for Gloucester; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 7.2%
- **10y growth (index):** 32.1%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

83 m²

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£136,000 Sep 2016

Price per m²

£1,717/m²

Local average

£138,573 (+2.8%)

Deprivation

Decile 5 (15,628 of 33,755)

Street crime

3 incidents within 1 mile (May 2026)

Key features

Modern Apartment
Fourth Floor
Two Double Bedrooms
En-suite to Master
Double Glazing
Electric Heating System
Garage
Central Location
Investment Opportunity

Additional details

Parking: Garage, Yes

Description

*NO ONWARD CHAIN / INVESTMENT OPPORTUNITY*

Martin & Co are pleased to offer this spacious and well presented two double bedroom fourth floor (top floor) apartment situated within close proximity of the city centre, Gloucester Royal Hospital and public transport links.

Sold as seen with all furniture the property briefly comprises; Communal entrance with stairs and lift access up to the top floor, entrance hall, large open plan lounge/kitchen, master bedroom with newly fitted en-suite shower room, second double bedroom and newly fitted family bathroom with shower over the bath.

The property is double glazed throughout has an electric heating system and benefits from having a garage.

Call 01452 528333 or email gloucester@martinco.com to arrange a viewing.

Listed by

Gloucester

The Property Franchise Group

Reference: 54437143

EPC Rating & Upgrade Cost

This certificate expired on 10/05/2021. A new EPC may be required before the property can be marketed or let.

Current rating: C

Potential rating: C

Inspection date: 11/05/2011

Expiry date: 10/05/2021 (expired)

Current heating cost: £347/year

Potential heating cost: £235/year

Recommendations

Low energy lighting for all fixed outlets (?13)
Fan-assisted storage heaters (?600 - ?1,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

Price history

13% since 2014

Event	Date	Price	% change
Sold	21/09/2016 (9 years ago)	£136,000	+13.3%
Sold	11/12/2014 (11 years ago)	£120,000	—

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
46 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF	£156,500	10/03/2026	Flat
VICTORIA HOUSE 15 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW	£153,000	19/12/2025	Flat
ALEXANDRA HOUSE, 98 PILLOWELL DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LZ	£132,000	12/12/2025	Flat
REGENT HOUSE 67 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW	£137,000	27/11/2025	Flat
VICTORIA HOUSE 7 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW	£140,000	13/11/2025	Flat
Same street ST JAMES HOUSE 20 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£120,000	20/03/2025	Flat
Same street BAYSWATER HOUSE 35 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£117,000	13/01/2025	Flat
VICTORIA HOUSE 25 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW	£156,000	20/12/2023	Flat
ALEXANDRA HOUSE, 80 PILLOWELL DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LZ	£142,000	07/12/2023	Flat
51 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF	£140,000	08/11/2023	Flat
8 FLAT 4 GREAT WESTERN ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL1 3PP	£136,000	20/09/2023	Flat
VICTORIA HOUSE 23 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW	£112,000	11/08/2023	Flat
Same street BAYSWATER HOUSE 45 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£140,500	08/08/2023	Flat
21 HAMER STREET, GLOUCESTER, GLOUCESTERSHIRE, GL1 3QN	£105,000	01/08/2023	Flat
78 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF	£128,000	30/06/2023	Flat
61 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF	£140,000	09/05/2023	Flat
4 FLAT 4 GREAT WESTERN ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL1 3PP	£135,000	17/03/2023	Flat
63 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF	£145,000	03/03/2023	Flat
VICTORIA HOUSE 41 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW	£128,000	28/02/2023	Flat
Same street ST JAMES HOUSE 18 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£151,000	12/01/2023	Flat
FINSBURY HOUSE, 32 PILLOWELL DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LZ	£132,500	19/12/2022	Flat
Same street ST JAMES HOUSE 22 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£130,000	16/12/2022	Flat
10 FLAT 4 GREAT WESTERN ROAD, GLOUCESTER, GLOUCESTERSHIRE, GL1 3PP	£143,000	02/11/2022	Flat
Same street ST JAMES HOUSE 2 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£140,000	01/11/2022	Flat
VICTORIA HOUSE 19 MAYHILL WAY, GLOUCESTER, GLOUCESTERSHIRE, GL1 3NW	£127,000	31/10/2022	Flat
28 THE CRESCENT, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LF	£139,950	24/10/2022	Flat
Same street BAYSWATER HOUSE 47 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£107,000	21/09/2022	Flat
Same street BAYSWATER HOUSE 59 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£135,000	06/09/2022	Flat
Same street BAYSWATER HOUSE 43 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£102,500	04/08/2022	Flat
Same street 5 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£255,000	05/07/2022	Terraced
Same street ST JAMES HOUSE 14 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£124,000	10/06/2022	Flat
Same street ST JAMES HOUSE 24 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£130,000	30/05/2022	Flat
Same street ST JAMES HOUSE 12 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£118,500	20/05/2022	Flat
Same street ST JAMES HOUSE 36 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£115,000	04/03/2022	Flat
Same street BAYSWATER HOUSE 39 HARESCOMBE DRIVE, GLOUCESTER, GLOUCESTERSHIRE, GL1 3LE	£125,000	15/02/2022	Flat

Street average: £134,033 (15 sales)

Area average: £136,398 (20 sales)

Capital growth trend

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

5y growth 13%

10y growth 15.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Gloucester. Series: Flats and maisonettes. As of April 2026.

1y (index) -0.3%

5y (index) 7.2%

10y (index) 32.1%

Rental Range

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

Low £995/mo

Realistic £1,105/mo

Optimistic £1,216/mo

Based on Local Authority from postcode lookup → Gloucester.

LHA (30th percentile) floor for Worcester South: £698/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View GL1 3LE

Address

Harescombe Drive

Nearby

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

Type	Name	Distance
Bus stop	Myers Rd	0.0 miles
Bus stop	The Crescent	0.1 miles
Shop	Friends Malayali Asian Store	0.1 miles
Shop	Amigo	0.1 miles
Train station	Gloucester	0.4 miles
University	University of Gloucestershire - Oxtalls Campus	0.6 miles
University	University of Gloucestershire City Campus	0.7 miles
Train station	Cheltenham Spa	5.9 miles
Hospital	NHS Records Office	7.1 miles
Hospital	Estates Workshop	7.1 miles

Street-level crime

Category	Count
Violence and sexual offences	2
Other crime	1
Total incidents	3

Within 1 mile during May 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 Peter's Catholic Primary School	Primary	0.2 miles	Good — 28 Mar 2014
Wotton House International School Gloucestershire	Other	0.2 miles	— (No rating)
Widden Primary School	Primary	0.3 miles	Requires improvement — 18 May 2022
Al-Ashraf Secondary School for Girls	Other	0.4 miles	Requires improvement — 9 Jun 2024
Edward Jenner School	Other	0.4 miles	— (No rating)

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, Hamer St, GL1	£1,050/mo	2	0.13 miles	OpenRent

Average rent: £1,050/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.74%

Max investor price (0.8%) £131,250

Target investor price (1%) £105,000

Gross yield 8.8%

Cost-to-rent ratio 11.3×

Monthly cashflow £359/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 10.4%

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).