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12 Blacksmiths Ground, Highnam, Gloucester, GL2 8NB

Estimated value

£389,000

  • Against GL2 8NB's recent median (£320,000)+22%

Newest record on this page: July 2024. 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
7
From EPC
Floor area
123 m²
1324 sq ft
Energy rating
D
Score 58
Council tax
Band D
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

£389,000

  • Against GL2 8NB's recent median (£320,000)+22%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Blacksmiths Ground is modelled from its 123 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GL2 8NB. 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

    123 m² from the EPC lodged in November 2014

  • Sales of this home

    No sale recorded since 1995

  • Recent sales in GL2 8NB

    5 sales, median £320,000 (2024–2014)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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.

12 Blacksmiths Ground 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 5 sales in GL2 8NB: £320,000 (2024–2014).

Risks

What this page doesn't show

1 potential issue has already been flagged for 12 Blacksmiths Ground, Highnam, Gloucester, GL2 8NB. 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 12 Blacksmiths Ground

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

12 Blacksmiths Ground is a detached house in Highnam, Gloucester, Gloucester (GL2 8NB). It has a recorded floor area of 123 m² (around 1324 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (November 2014) shows a D (score 58), a step below the typical UK home. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from November 2014, so improvements made since then won't be reflected.

At 123 m² it's 16.8% larger than the typical home in the postcode (105 m² median across 8 EPCs).

Before you decide

Everything you need to know about 12 Blacksmiths Ground

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.

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

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 19 Nov 2024

Current Certificate
Nov 2014

EPC Rating

A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.5 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 19 November 2024

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 12 Blacksmiths Ground, Highnam, Gloucester, GL2 8NB, sourced from the PlanIt planning register.

12 Blacksmiths Ground 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.

On the street

Versus other Blacksmiths Ground homes

Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.

Floor Area for 12 Blacksmiths Ground runs comfortably ahead of the street norm.

EPC Rating

58 (D)

Street avg 61 (D)

Below

Floor Area

123 m²

Street avg 107 m²

Above

CO₂ Emissions

5.5 t/year

Street avg 4.7 t/year

Below

Habitable Rooms

7 rooms

Street avg 6 rooms

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

The Range — bus stop.

Closest school

0.2 km

Highnam CofE Primary Academy. 2 schools nearby.

Nearest schools

  • Highnam CofE Primary AcademyPrimary216m
  • Hartpury College16 plus2.7km

Nearest stops

  • The RangeBus stop111m
  • StoresBus stop320m
  • Wetherleigh DriveBus stop359m
  • Brimsome MeadowBus stop409m

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

Daytime· 07:00 – 23:00

45.4dB

Low
Night-time road noise heatmap for GL2 8NB

Night-time· 23:00 – 07:00

37.2dB

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 2 HomeBuyer Report

Late 20th centuryDetached HouseEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £595 · 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.
£375k

1 Gordon Close, Highnam

GL2 8LL

£409k

1 Cams Ground, Highnam

GL2 8LZ

4 bed2 bath
£414k

1 Elver Close, Minsterworth

GL2 8FP

3 bed2 bath
£364k

1 Bell Cottages, Old Road, Maisemore

GL2 8HS

3 bed1 bath
£354k

1 Clayburn Close, Highnam

GL2 8LN

4 bed
£441k

1 Elmview, Barbers Bridge, Rudford

GL2 8DX

£441k

1 Farthing Croft, Highnam

GL2 8EQ

4 bed2 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 12 Blacksmiths Ground is modelled from its 123 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in GL2 8NB. 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 12 Blacksmiths Ground, 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 12 Blacksmiths Ground was lodged in November 2014 at band D and expired in November 2024, so a new one is needed to sell or let. 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 12 Blacksmiths Ground. 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 29 stops listed are measured in a straight line from GL2 8NB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
12 Blacksmiths Ground is in council tax band D. 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 12 Blacksmiths Ground, Highnam, Gloucester, GL2 8NB. Each answer is also embedded as structured data for search engines.

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