Model valuation£417,0008 Busby Close
Local market context
Dangerfield Farm, Epney, Saul, Gloucester, GL2 7LN
1 planning record
Estimated value
£340,000
- Since the 2022 sale (£1,155,000)-71%
- Against GL2 7LN's recent median (£600,000)-43%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
3
From EPC
Floor area
75 m²
807 sq ft
Energy rating
D
Score 61
Council tax
Band E
Tenure
Owner Occupied
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
£340,000
- Against its 2022 sale (£1,155,000)-71%
- Against GL2 7LN's recent median (£600,000)-43%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Dangerfield Farm is modelled from its 75 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
75 m² from the EPC lodged in May 2022
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in GL2 7LN
5 sales, median £600,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
5 September 2022Most recent
£1,155,000
Median price across the last 5 sales in GL2 7LN: £600,000 (2025–2021).
Nearby sales in GL2 7LN
1 Daisy Cottages, Epney, Saul, Gloucester, GL2 7LN
Sold Aug 2025
£600,0002 Daisy Cottages, Epney, Saul, Gloucester, GL2 7LN
Sold Aug 2024
£342,000Pearcroft, Epney, Saul, Gloucester, GL2 7LN
Sold Jun 2021
£829,000Epney Villa, Epney, Saul, Gloucester, GL2 7LN
Sold Jun 2021
£670,000Tredis, Epney, Saul, Gloucester, GL2 7LN
Sold Mar 2021
£255,000
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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About Dangerfield Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Dangerfield Farm is a semi-detached house in Saul, Gloucester, Gloucester (GL2 7LN). It has a recorded floor area of 75 m² (around 807 sq ft), construction records dating it to 1996-2002 and council tax band E. The latest certificate (May 2022) shows a D (score 61), on the cusp of jumping into the C band. When first surveyed in April 2011 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Average to Good, roof efficiency went from Average to Good and lighting went from Good to Very Good. The recommended improvements would lift it to B (score 81), a 2-band jump. Main heating runs on oil.
Today's modelled estimate of £340,000 is 70.6% below the 2022 sale of £1,155,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£1,431/sq ft) was about 531% above the typical sold price in the postcode. At 75 m² it sits well below the postcode median (120 m² across 19 EPCs), making it one of the more compact homes locally. Most recent transfer: September 2022 at £1,155,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One historical planning record sits against the property in 2017.
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Everything you need to know about Dangerfield Farm
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
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)
May 2022
EPC Rating
A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 19 May 2032
Property Improvements
Changes detected from historical EPC data
May 2022from Apr 2011
EPC improved fromF26toE44
Heating Controls
FullFull Control
Heating controls upgraded for better temperature management
Hot Water
PoorAverage
Hot water efficiency improved
Low Energy Lighting
50%100%
More low energy lighting installed
May 2022from May 2022
EPC improved fromE44toD61
Heating Controls
Full ControlFull
Heating controls changed
Hot Water
AveragePoor
Hot water efficiency decreased
Wall Insulation
Uninsulated SolidInsulated Cavity
Cavity wall insulation installed
Roof Insulation
PartialInsulated
Roof insulation improved
Floor Insulation
UninsulatedPartial
Floor insulation added or improved
Planning history
Applications and permits filed against Dangerfield Farm, Epney, Saul, Gloucester, GL2 7LN, sourced from the PlanIt planning register.
1 application on record at Dangerfield Farm, Epney, Saul, Gloucester, GL2 7LN
1decisions4documents
Flagged:Retrospective
- Aug 2017FullOutcome in report
Horse exercise area (retrospective)
Retrospective- Documents
- 4 docs on file
- Reference
- S.17/1505/FUL
Unlock Dangerfield Farm, 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 (1 on record)
- All 1 application on this property in full
- The 4 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Epney homes
Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Dangerfield Farm stands well clear of the street.
Price per m²
£15,400
Street avg £3,234
Floor Area
75 m²
Street avg 134 m²
Habitable Rooms
3 rooms
Street avg 6 rooms
CO₂ Emissions
3.9 t/year
Street avg 5.6 t/year
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.
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.
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· 07:00 – 23:00
42.2dB
Night-time· 23:00 – 07:00
35.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Late 20th centurySemi-Detached HouseEPC DNo mains gasLow flood risk
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Dursley Road, Cambridge
GL2 7AG
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1 Gable Villas, Moreton Valence
GL2 7ND
£325k
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£325k
1 Darell Gardens, Frampton On Severn
GL2 7HZ
£321k
1 Elmsleigh Cottages, Ballards Lane, Cambridge
GL2 7BY
3 bed1 bath
£320k
1 Cambridge Villas, Bristol Road, Cambridge
GL2 7BQ
5 bed2 bath
£305k
1 G C C Staff Houses, Fromebridge, Whitminster
GL2 7NJ
£295k
1 Bristol Road, Fromebridge, Whitminster
GL2 7PF
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for Dangerfield Farm is modelled from its 75 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 Dangerfield Farm. 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 Dangerfield Farm was lodged in May 2022 at band D and is valid until May 2032. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Dangerfield Farm. 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.
- Council tax band
- Dangerfield Farm is in council tax band E. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about Dangerfield Farm, Epney, Saul, Gloucester, GL2 7LN. Each answer is also embedded as structured data for search engines.
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