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2 Cobbies Rock, Epney, Saul, Gloucester, GL2 7LN

2 planning records

Estimated value

£333,000

  • Since the 2006 sale (£224,656)+48%
  • Against GL2 7LN's recent median (£670,000)-50%

Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
57 m²
614 sq ft
Energy rating
E
Score 43
Tenure
Private Rental
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£333,000

  • Against its 2006 sale (£224,656)+48%
  • Against GL2 7LN's recent median (£670,000)-50%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Cobbies Rock is modelled from its 57 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GL2 7LN. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    57 m² from the EPC lodged in June 2023

  • Sales of this home

    1 sale recorded, the latest in 2006

  • Recent sales in GL2 7LN

    5 sales, median £670,000 (2025–2021)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sales timeline

  1. 22 June 2006Most recent

    £224,656

Median price across the last 5 sales in GL2 7LN: £670,000 (2025–2021).

Risks

What this page doesn't show

Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

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Overview

About 2 Cobbies Rock

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

2 Cobbies Rock is a semi-detached house in Saul, Gloucester, Gloucester (GL2 7LN). It has a recorded floor area of 57 m² (around 614 sq ft) and construction records dating it to before 1900. The latest certificate (June 2023) shows an E (score 43), well below the UK norm with real room to improve. Earlier certificates rated it D (November 2014); the latest reading is one band lower. Between certificates, roof efficiency went from Average to Good and lighting went from Average to Very Good; while hot-water efficiency dropped from Average to Poor and main heating dropped from Average to Poor. The recommended improvements would lift it to C (score 79), a 2-band jump. Main heating runs on lpg.

Untraded for 20 years, with the last transfer in June 2006. At 57 m² it sits well below the postcode median (120 m² across 19 EPCs), making it one of the more compact homes locally. Today's modelled estimate of £333,000 is 48.2% above the 2006 sale price. On a £-per-square-foot basis, the last sale (£366/sq ft) was about 61.5% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 0 refused.

Before you decide

Everything you need to know about 2 Cobbies Rock

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 3)
Jun 2023

EPC Rating

A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
2.7 t/year
Occupancy
Rented

Certificate validity

Valid until 26 June 2033

6 years remaining

Property Improvements

Changes detected from historical EPC data

Feb 2015from Nov 2014
EPC improved fromD61toG12
Main Fuel
OilLPG

Changed to a more efficient fuel source

Hot Water
AverageVery Poor

Hot water efficiency decreased

Low Energy Lighting
25%100%

More low energy lighting installed

Jun 2023from Feb 2015
EPC improved fromG12toE43
Heating Controls
Prog + TRVsFull

Heating controls upgraded for better temperature management

Hot Water
Very PoorPoor

Hot water efficiency improved

Roof Insulation
UninsulatedInsulated

Roof insulation improved

Planning

Planning history

Applications and permits filed against 2 Cobbies Rock, Epney, Saul, Gloucester, GL2 7LN, sourced from the PlanIt planning register.

Council records show a subdivision application — the property's legal arrangement has been altered.

2 applications on record at 2 Cobbies Rock, Epney, Saul, Gloucester, GL2 7LN

2decisions1extensions9documents
Flagged:Subdivision
  1. Nov 2005
    SubdivisionAmendment
    Outcome in report

    Separation of property into two individual houses.

    Documents
    3 docs on file
    Reference
    S.05/1928/CPE
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock 2 Cobbies Rock, Epney, Saul, Gloucester, GL2 7LN's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (2 on record)
  • All 2 applications on this property in full
  • The 9 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Epney homes

Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.

2 Cobbies Rock is notably below the street on floor area.

Price per m²

£3,941

Street avg £4,115

Above

Floor Area

57 m²

Street avg 135 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

2.7 t/year

Street avg 5.7 t/year

Strongly above
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Gloucester district page.
Full Gloucester report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

209/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

Anchor Inn — bus stop.

Closest school

1.5 km

Longney Church of England Primary Academy. 3 schools nearby.

Nearest schools

  • Longney Church of England Primary AcademyPrimary1.5km
  • Whitminster Endowed Church of England Primary SchoolPrimary2.5km
  • Lakefield CofE Primary SchoolPrimary2.8km

Nearest stops

  • Anchor InnBus stop114m
  • Phone BoxBus stop133m
  • Demand Responsive AreaBus stop346m
  • Plate of ElversBus stop681m

Most reported crime locally

  • Violence & Sexual Offences1,535 reports41%
  • Anti-social Behaviour744 reports20%
  • Public Order266 reports7%
  • Other Theft239 reports6%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around GL2 7LN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for GL2 7LN

Daytime· 07:00 – 23:00

42.2dB

Low
Night-time road noise heatmap for GL2 7LN

Night-time· 23:00 – 07:00

35.7dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraSemi-Detached HouseEPC EPre-1919 buildNo mains gasSolid (non-cavity) wallsLow flood risk

Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £955 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£325k

1 Bridge Road, Frampton On Severn

GL2 7HA

£325k

1 Darell Gardens, Frampton On Severn

GL2 7HZ

£344k

1 Dursley Road, Cambridge

GL2 7AG

£321k

1 Elmsleigh Cottages, Ballards Lane, Cambridge

GL2 7BY

3 bed1 bath
£320k

1 Cambridge Villas, Bristol Road, Cambridge

GL2 7BQ

5 bed2 bath
£353k

1 Gable Villas, Moreton Valence

GL2 7ND

£305k

1 G C C Staff Houses, Fromebridge, Whitminster

GL2 7NJ

£295k

1 Bristol Road, Fromebridge, Whitminster

GL2 7PF

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 2 Cobbies Rock is modelled from its 57 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GL2 7LN. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for 2 Cobbies Rock. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 2 Cobbies Rock was lodged in June 2023 at band E and is valid until June 2033. 3 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 2 Cobbies Rock. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 18 months, which places each incident at an approximate point. The 3 schools and 30 stops listed are measured in a straight line from GL2 7LN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Cobbies Rock, Epney, Saul, Gloucester, GL2 7LN. Each answer is also embedded as structured data for search engines.

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