Model valuation£417,0008 Busby Close
Local market context
1 Cross Hands Cottage, Highnam, Gloucester, GL2 8DF
1 planning record
Estimated value
£498,000
- Against GL2 8DF's recent median (£325,000)+53%
Newest record on this page: July 2020. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
171 m²
1841 sq ft
Energy rating
C
Score 74
Council tax
Band C
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
£498,000
- Against GL2 8DF's recent median (£325,000)+53%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 1 Cross Hands Cottage is modelled from its 171 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GL2 8DF. 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
171 m² from the EPC lodged in July 2020
Sales of this home
No sale recorded since 1995
Recent sales in GL2 8DF
1 sale, median £325,000 (2018–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2018 | 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.
1 Cross Hands Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 1 sales in GL2 8DF: £325,000 (2018–2018).
Nearby sales in GL2 8DF
What this page doesn't show
1 potential issue has already been flagged for 1 Cross Hands Cottage, Highnam, Gloucester, GL2 8DF. 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 1 Cross Hands Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Cross Hands Cottage is a detached house in Highnam, Gloucester, Gloucester (GL2 8DF). It has a recorded floor area of 171 m² (around 1841 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (July 2020) shows a C (score 74). When first surveyed in February 2009 the rating was F, the property has climbed 3 bands since. Between certificates, wall efficiency went from Poor to Very Good, roof efficiency went from Poor to Good and window efficiency went from Good to Very Good. The recommended improvements would push it to B (score 81). Main heating runs on oil.
At 171 m² the property is well over the postcode median (92 m² across 8 EPCs), placing it in the larger end of the local stock. One historical planning record sits against the property in 2016.
Before you decide
Everything you need to know about 1 Cross Hands 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
One time fee only - money back guarantee
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.
Current Certificate(1 of 4)
Jul 2020
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Good
CO2 Emissions
4.4 t/year
Occupancy
—
Certificate validity
Valid until 7 July 2030
Property Improvements
Changes detected from historical EPC data
Apr 2010from Feb 2009
EPC improved fromF30toE40
Hot Water
AverageVery Poor
Hot water efficiency decreased
Roof
PoorVery Good
Roof insulation improved
Low Energy Lighting
14%70%
More low energy lighting installed
Jul 2019from Apr 2010
EPC improved fromE40toD62
Heating System
Storage HeatersGas Boiler
Replaced storage heaters with gas boiler
Main Fuel
ElectricOil
Fuel source changed
Heating Controls
ManualFull
Heating controls upgraded for better temperature management
Hot Water
Immersion (Off-Peak)Main System
Hot water system upgraded
Walls
Very PoorGood
Wall insulation improved
Low Energy Lighting
70%100%
More low energy lighting installed
Jul 2020from Jul 2019
EPC improved fromD62toC74
Windows
Full DoubleHigh Performance
High performance glazing installed
Wall Insulation
Uninsulated SolidInsulated Cavity
Cavity wall insulation installed
Floor Insulation
UninsulatedInsulated
Floor insulation added or improved
Planning history
Applications and permits filed against 1 Cross Hands Cottage, Highnam, Gloucester, GL2 8DF, sourced from the PlanIt planning register.
1 application on record at 1 Cross Hands Cottage, Highnam, Gloucester, GL2 8DF
1decisions1documents3nearby
- Jul 2016AmendmentOutcome in report
Minor amendment for planning application 15/00940/FUL
- Documents
- 1 doc on file
- Reference
- 16/00059/MINOR
Unlock 1 Cross Hands Cottage, Highnam, Gloucester, GL2 8DF'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, plus 3 notable nearby
- The 1 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus the street
Three headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
Floor Area for 1 Cross Hands Cottage runs comfortably ahead of the street norm.
EPC Rating
74 (C)
Street avg 55 (E)
Floor Area
171 m²
Street avg 131 m²
CO₂ Emissions
4.4 t/year
Street avg 6.1 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
Highnam Roundabout East — bus stop.
Closest school
1.1 km
Highnam CofE Primary Academy. 3 schools nearby.
Nearest schools
- Highnam CofE Primary AcademyPrimary1.1km
- Hempsted Church of England Primary SchoolPrimary2.6km
- Gloucestershire College16 plus2.7km
Nearest stops
- Highnam Roundabout EastBus stop81m
- Highnam CornerBus stop235m
- Highnam RoundaboutBus stop235m
- Village HallBus stop477m
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 8DF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.6dB
Night-time· 23:00 – 07:00
42.1dB
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 CPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£469k
1 Brimsome Meadow, Highnam
GL2 8EW
£459k
1 Barn Ground, Highnam
GL2 8LJ
5 bed2 bath
£553k
1 Cathedral View, Main Road, Minsterworth
GL2 8JG
4 bed2 bath
£554k
1 Church Rise, Maisemore
GL2 8JE
4 bed2 bath
£446k
1 Bovone Cottages, Barbers Bridge, Rudford
GL2 8DX
3 bed3 bath
£444k
1 Court Cottages, Church Lane, Churcham
GL2 8AF
4 bed2 bath
£441k
1 Elmview, Barbers Bridge, Rudford
GL2 8DX
£441k
1 Farthing Croft, Highnam
GL2 8EQ
4 bed2 bath
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 1 Cross Hands Cottage is modelled from its 171 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GL2 8DF. 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. No sale is recorded for 1 Cross Hands Cottage, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 1 Cross Hands Cottage was lodged in July 2020 at band C and is valid until July 2030. 4 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 1 Cross Hands 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 3 schools and 30 stops listed are measured in a straight line from GL2 8DF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Cross Hands Cottage is in council tax band C. 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 1 Cross Hands Cottage, Highnam, Gloucester, GL2 8DF. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in GL2 8DFSold prices, values and energy ratings for the postcode
- GL 2 property marketPrices, postcodes, schools and transport across the district
- 1 Cross Hands Cottage, Highnam, Gloucester valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales