Model valuation£417,0008 Busby Close
Local market context
1 Pincoate, Highnam, Gloucester, GL2 8NE
Last sold (2002)
£198,500
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- GL2 8NE recent median£305,000
Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Council tax
Band E
Why there's no estimate yet
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
Not available for this home yet
Your note and figure are shown publicly on this page.
What we hold for this home
We don't publish an estimate for 1 Pincoate because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in GL2 8NE.
What an estimate needs
Floor area
No EPC on record
Sales of this home
1 sale recorded, the latest in 2002
Recent sales in GL2 8NE
5 sales, median £305,000 (2025–2014)
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 | Not available | 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.
Sales timeline
29 August 2002Most recent
£198,500
Median price across the last 5 sales in GL2 8NE: £305,000 (2025–2014).
Nearby sales in GL2 8NE
19 Pincoate, Highnam, Gloucester, GL2 8NE
Sold Dec 2025
£405,0003 Pincoate, Highnam, Gloucester, GL2 8NE
Sold Sept 2019
£370,0006 Pincoate, Highnam, Gloucester, GL2 8NE
Sold Dec 2017
£305,0005 Pincoate, Highnam, Gloucester, GL2 8NE
Sold Oct 2016
£280,0004 Pincoate, Highnam, Gloucester, GL2 8NE
Sold Sept 2014
£250,000
What this page doesn't show
1 potential issue has already been flagged for 1 Pincoate, Highnam, Gloucester, GL2 8NE. 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
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About 1 Pincoate
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1 Pincoate is a property in Highnam, Gloucester, Gloucester (GL2 8NE). It has council tax band E.
It hasn't traded since August 2002, a hold of 24 years that's notably long for the area.
Before you decide
Everything you need to know about 1 Pincoate
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against 1 Pincoate, Highnam, Gloucester, GL2 8NE, sourced from the PlanIt planning register.
1 Pincoate 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.
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
0.2 km
The Range — bus stop.
Closest school
0.3 km
Highnam CofE Primary Academy. 2 schools nearby.
Nearest schools
- Highnam CofE Primary AcademyPrimary306m
- Hartpury College16 plus2.6km
Nearest stops
- The RangeBus stop153m
- StoresBus stop310m
- Wetherleigh DriveBus stop442m
- Brimsome MeadowBus stop499m
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 8NE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.1dB
Night-time· 23:00 – 07:00
37.1dB
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 2 HomeBuyer Report
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.
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 Gordon Close, Highnam
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1 Conyers Cottages, Oakle Street, Churcham
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1 Cams Ground, Highnam
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4 bed2 bath
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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
- We don't publish an estimate for 1 Pincoate because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in GL2 8NE.
- 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 1 Pincoate. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- There is no Energy Performance Certificate on the public register for 1 Pincoate. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 1 Pincoate. 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 8NE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 1 Pincoate 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 1 Pincoate, Highnam, Gloucester, GL2 8NE. Each answer is also embedded as structured data for search engines.
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