Model valuation£417,0008 Busby Close
Local market context
Tynnings Cottage, Lake Lane, Churcham, Gloucester, GL2 8BG
Estimated value
£876,000
- Since the 2023 sale (£780,000)+12%
- Against GL2 8BG's recent median (£440,000)+99%
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
6
Bathrooms
2
Floor area
353 m²
3800 sq ft
Energy rating
F
Score 25
Council tax
Band F
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
£876,000
- Against its 2023 sale (£780,000)+12%
- Against GL2 8BG's recent median (£440,000)+99%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Tynnings Cottage is modelled from its 353 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GL2 8BG. 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
353 m² from the EPC lodged in January 2017
Sales of this home
1 sale recorded, the latest in 2023
Recent sales in GL2 8BG
5 sales, median £440,000 (2025–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
Latest sale on Tynnings Cottage was the highest on Land Registry record across the postcode.
Sales timeline
1 December 2023Most recent
£780,000
Median price across the last 5 sales in GL2 8BG: £440,000 (2025–2020).
Nearby sales in GL2 8BG
10 Lake Lane, Churcham, Gloucester, GL2 8BG
Sold Dec 2025
£245,000Songlines, Lake Lane, Churcham, Gloucester, GL2 8BG
Sold Aug 2024
£409,693Littlefield, Lake Lane, Churcham, Gloucester, GL2 8BG
Sold Dec 2022
£715,000Brook Cottage, Lake Lane, Churcham, Gloucester, GL2 8BG
Sold Aug 2020
£660,000Fairhaven, Lake Lane, Churcham, Gloucester, GL2 8BG
Sold Nov 2009
£530,000
What this page doesn't show
1 potential issue has already been flagged for Tynnings Cottage, Lake Lane, Churcham, Gloucester, GL2 8BG. The detail, evidence and what to ask about it are in the Risks Report.
- Larger development activity nearbyIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
One time fee only - money back guarantee
About Tynnings Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Tynnings Cottage is a six-bedroom detached house in Churcham, Gloucester, Gloucester (GL2 8BG). It has a recorded floor area of 353 m² (around 3800 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (January 2017) shows an F (score 25), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 79), a 3-band jump. Main heating runs on oil.
At 353 m² the property is well over the postcode median (119 m² across 9 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. 6 bedrooms is on the larger side for this postcode, where 4 is the typical count. Today's modelled estimate of £876,000 is 12.3% above the 2023 sale price. Last sale on file: £780,000 in December 2023.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms6
- Bathrooms2
- Dining roomYes
- Utility roomYes
- CloakroomYes
- EnsuiteYes
- StudyYes
Before you decide
Everything you need to know about Tynnings Cottage
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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.
Tynnings Cottage sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate
Jan 2017EPC Rating
A
B
C
D
E
F
F25
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Average
CO2 Emissions
23.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 10 January 2027
Planning history
Applications and permits filed against Tynnings Cottage, Lake Lane, Churcham, Gloucester, GL2 8BG, sourced from the PlanIt planning register.
Tynnings Cottage has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Lake Lane homes
Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Tynnings Cottage runs well behind the street norm.
Price per m²
£2,210
Street avg £2,766
Floor Area
353 m²
Street avg 131 m²
Habitable Rooms
10 rooms
Street avg 6 rooms
CO₂ Emissions
23.0 t/year
Street avg 6.5 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
0.3 km
Lake Lane School Stop — bus stop.
Closest school
0.4 km
Churcham Primary School. 1 school nearby.
Nearest schools
- Churcham Primary SchoolPrimary394m
Nearest stops
- Lake Lane School StopBus stop311m
- Oakle Street School stopBus stop433m
- Bulley Lane TurnBus stop439m
- Bulley Lane TurnBus stop472m
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 8BG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.0dB
Night-time· 23:00 – 07:00
39.6dB
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
Victorian-eraDetached HouseEPC FPre-1919 buildDetached over 300m²No mains gasSolid (non-cavity) walls
Because the property was built before 1919, is a large detached home over 300m², and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £1,360 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£459k
1 Barn Ground, Highnam
GL2 8LJ
5 bed2 bath
£690k
1 Churcham Court, Church Lane, Churcham
GL2 8AF
4 bed3 bath
£554k
1 Church Rise, Maisemore
GL2 8JE
4 bed2 bath
£553k
1 Cathedral View, Main Road, Minsterworth
GL2 8JG
4 bed2 bath
£444k
1 Court Cottages, Church Lane, Churcham
GL2 8AF
4 bed2 bath
£441k
1 Farthing Croft, Highnam
GL2 8EQ
4 bed2 bath
£409k
1 Cams Ground, Highnam
GL2 8LZ
4 bed2 bath
£741k
1 Crimperland Close, Minsterworth
GL2 8LQ
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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 Tynnings Cottage is modelled from its 353 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in GL2 8BG. 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 Tynnings Cottage. 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 Tynnings Cottage was lodged in January 2017 at band F and is valid until January 2027. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Tynnings Cottage. 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 1 school and 30 stops listed are measured in a straight line from GL2 8BG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Tynnings Cottage is in council tax band F. 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 Tynnings Cottage, Lake Lane, Churcham, Gloucester, GL2 8BG. Each answer is also embedded as structured data for search engines.
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- Every home in GL2 8BGSold prices, values and energy ratings for the postcode
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