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Timberyard Cottage, Two Mile Lane, Highnam, Gloucester, GL2 8DW

3 sales on record5 planning records

Estimated value

£532,000

  • Since the 2026 sale (£490,000)+9%
  • Against GL2 8DW's recent median (£417,000)+28%

Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
9
From EPC
Floor area
196 m²
2110 sq ft
Energy rating
F
Score 33
Council tax
Band F
Tenure
Owner Occupied
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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

£532,000

  • Against its 2026 sale (£490,000)+9%
  • Against GL2 8DW's recent median (£417,000)+28%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Timberyard Cottage is modelled from its 196 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in GL2 8DW. 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

    196 m² from the EPC lodged in November 2019

  • Sales of this home

    3 sales recorded, the latest in 2026

  • Recent sales in GL2 8DW

    5 sales, median £417,000 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 5 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.

Timberyard Cottage valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 29 January 2026Most recent

    £490,000

    +40.0%over 5 years

  2. 27 May 2020

    £350,000

    +40.0%over 17 years

  3. 16 June 2002

    £249,999

Median price across the last 5 sales in GL2 8DW: £417,000 (2025–2022).

Risks

What this page doesn't show

1 potential issue has already been flagged for Timberyard Cottage, Two Mile Lane, Highnam, Gloucester, GL2 8DW. 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

Overview

About Timberyard Cottage

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

Timberyard Cottage is a detached house in Highnam, Gloucester, Gloucester (GL2 8DW). It has a recorded floor area of 196 m² (around 2110 sq ft), construction records dating it to before 1900 and council tax band F. The latest certificate (November 2019) shows an F (score 33), near the bottom of the EPC scale. Earlier certificates rated it E (July 2009); the latest reading is one band lower. Between certificates, window efficiency went from Poor to Good; while roof efficiency dropped from Average to Very Poor and hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to C (score 79), a 3-band jump. Main heating runs on oil.

At 196 m² the property is well over the postcode median (132 m² across 23 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. A recent sale: £490,000 in January 2026. Across 2002–2026, sale prices on this property compounded at 2.9% per year. On a £-per-square-foot basis, the last sale (£232/sq ft) was about 17.4% above the typical sold price in the postcode. 5 planning records sit against the property, 2 approved, 2 refused.

Before you decide

Everything you need to know about Timberyard Cottage

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

Larger development activity nearby

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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.

Timberyard Cottage sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

Current Certificate(1 of 2)
Nov 2019

EPC Rating

A
B
C
D
E
F
F33
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Poor
Windows
Good
CO2 Emissions
14.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 12 November 2029

2 years remaining

Property Improvements

Changes detected from historical EPC data

Nov 2019from Jul 2009
EPC improved fromE43toF33
Hot Water
AveragePoor

Hot water efficiency decreased

Windows
Partial DoubleMostly Double

Windows upgraded, improving insulation

Planning

Planning history

Applications and permits filed against Timberyard Cottage, Two Mile Lane, Highnam, Gloucester, GL2 8DW, sourced from the PlanIt planning register.

5 applications on record at Timberyard Cottage, Two Mile Lane, Highnam, Gloucester, GL2 8DW

5decisions1extensions56documents3nearby
  1. Mar 2014
    New BuildOutline
    Outcome in report

    Outline application for the demolition of existing commercial buildings and erection of 2 residential dwellings (all matters to be reserved for future consideration).

    Documents
    12 docs on file
    Reference
    13/01019/OUT
    Full record in report
  2. More recent applications — locked
  3. ConditionsDecision
  4. ExtensionDecision

+ 2 more applications in the report

Unlock Timberyard Cottage, Two Mile Lane, Highnam, Gloucester, GL2 8DW's full planning history

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

  • Every decision — granted, refused or withdrawn (5 on record)
  • All 5 applications on this property in full, plus 3 notable nearby
  • The 56 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

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On the street

Versus other Two Mile Lane homes

Four headline reads against 23 similar houses on this street, drawn from the latest EPC and Land Registry data.

Timberyard Cottage is notably below the street on years held.

Price per m²

£2,500

Street avg £2,354

On par

Floor Area

196 m²

Street avg 155 m²

Strongly above

Habitable Rooms

9 rooms

Street avg 6 rooms

Strongly above

CO₂ Emissions

14.0 t/year

Street avg 7.7 t/year

Strongly below
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

0.6 km

The Green — bus stop.

Closest school

1.3 km

Highnam CofE Primary Academy. 2 schools nearby.

Nearest schools

  • Highnam CofE Primary AcademyPrimary1.3km
  • Churcham Primary SchoolPrimary3.0km

Nearest stops

  • The GreenBus stop568m
  • The GreenBus stop621m
  • Two Mile LaneBus stop703m
  • Holy Innocents' ChurchBus stop844m

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 8DW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for GL2 8DW

Daytime· 07:00 – 23:00

44.8dB

Low
Night-time road noise heatmap for GL2 8DW

Night-time· 23:00 – 07:00

38.3dB

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-eraDetached HouseEPC FPre-1919 buildExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls

Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,085 · 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.
£553k

1 Cathedral View, Main Road, Minsterworth

GL2 8JG

4 bed2 bath
£554k

1 Church Rise, Maisemore

GL2 8JE

4 bed2 bath
£498k

1 Cross Hands Cottage, Highnam

GL2 8DF

£600k

1 Canal Way, Over

GL2 8BY

£469k

1 Brimsome Meadow, Highnam

GL2 8EW

£459k

1 Barn Ground, Highnam

GL2 8LJ

5 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

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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 Timberyard Cottage is modelled from its 196 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in GL2 8DW. 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. 3 sales are recorded for Timberyard 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 Timberyard Cottage was lodged in November 2019 at band F and is valid until November 2029. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to Timberyard 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 2 schools and 30 stops listed are measured in a straight line from GL2 8DW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Timberyard 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Timberyard Cottage, Two Mile Lane, Highnam, Gloucester, GL2 8DW. Each answer is also embedded as structured data for search engines.

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