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3 Pincoate, Highnam, Gloucester, GL2 8NE

3 sales on record1 planning record

Estimated value

£436,000

  • Since the 2019 sale (£370,000)+18%
  • Against GL2 8NE's recent median (£280,000)+56%

Newest record on this page: December 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
4
Bathroom
1
Floor area
131 m²
1410 sq ft
Energy rating
C
Score 73
Council tax
Band E
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

£436,000

  • Against its 2019 sale (£370,000)+18%
  • Against GL2 8NE's recent median (£280,000)+56%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 3 Pincoate is modelled from its 131 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in GL2 8NE. 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

    131 m² from the EPC lodged in June 2019

  • Sales of this home

    3 sales recorded, the latest in 2019

  • Recent sales in GL2 8NE

    5 sales, median £280,000 (2025–2007)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: December 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

3 Pincoate has more than tripled in price since its earliest registered sale in 1999.

Sales timeline

  1. 8 September 2019Most recent

    £370,000

    +58.8%over 10 years

  2. 24 August 2009

    £233,000

    +99.1%over 9 years

  3. 23 September 1999

    £117,000

Median price across the last 5 sales in GL2 8NE: £280,000 (2025–2007).

Risks

What this page doesn't show

1 potential issue has already been flagged for 3 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

One time fee only - money back guarantee

Overview

About 3 Pincoate

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

3 Pincoate is a four-bedroom detached house in Highnam, Gloucester, Gloucester (GL2 8NE). It has a recorded floor area of 131 m² (around 1410 sq ft), construction records dating it to 1983-1990 and council tax band E. The latest certificate (June 2019) shows a C (score 73). When first surveyed in January 2009 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good and lighting went from Average to Good. The recommended improvements would push it to B (score 85).

One planning record on file: an extension approved in 2005. Past consents include an extension, meaningful when judging how the property has evolved. At 131 m² it's 26.6% larger than the typical home in the postcode (104 m² median across 6 EPCs). Across 1999–2019, sale prices on this property compounded at 5.9% per year. Today's modelled estimate of £436,000 is 17.8% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£262/sq ft) was about 15.3% above the typical sold price in the postcode. Sold September 2019 for £370,000.

Specifications

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

  • Bedrooms4
  • Bathrooms1
  • Dining roomYes
  • Utility roomYes
  • EnsuiteYes

Outside

  • Private gardenRear
  • GarageYes

Building

  • Heating systemGas
Before you decide

Everything you need to know about 3 Pincoate

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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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.
Current Certificate(1 of 2)
Jun 2019

EPC Rating

A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 21 June 2029

2 years remaining

Property Improvements

Changes detected from historical EPC data

Jun 2019from Jan 2009
EPC improved fromD65toC73
Windows
AverageGood

Window efficiency improved

Low Energy Lighting
35%69%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 3 Pincoate, Highnam, Gloucester, GL2 8NE, sourced from the PlanIt planning register.

3 Pincoate has an approved single-storey side extension on the planning record.

1 application on record at 3 Pincoate, Highnam, Gloucester, GL2 8NE

1decisions1extensions9documents3nearby
  1. Nov 2005
    ExtensionFull
    Outcome in report

    Extension: Single storey · Side of property

    Erection of single storey side extension

    Documents
    9 docs on file
    Reference
    05/01280/FUL
    Full record in report

Unlock 3 Pincoate, Highnam, Gloucester, GL2 8NE'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 9 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

One time fee only - money back guarantee

On the street

Versus other Pincoate homes

Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.

Floor Area for 3 Pincoate runs comfortably ahead of the street norm.

Price per m²

£2,824

Street avg £2,581

On par

Floor Area

131 m²

Street avg 107 m²

Strongly above

Habitable Rooms

6 rooms

Street avg 6 rooms

On par

CO₂ Emissions

3.7 t/year

Street avg 3.9 t/year

On par
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

0.2 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.

Noise

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 road noise heatmap for GL2 8NE

Daytime· 07:00 – 23:00

45.1dB

Low
Night-time road noise heatmap for GL2 8NE

Night-time· 23:00 – 07:00

37.1dB

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

Late 20th centuryDetached HouseEPC CExtended multiple times (2+ extensions)

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,020 · 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.
£441k

1 Farthing Croft, Highnam

GL2 8EQ

4 bed2 bath
£444k

1 Court Cottages, Church Lane, Churcham

GL2 8AF

4 bed2 bath
£409k

1 Cams Ground, Highnam

GL2 8LZ

4 bed2 bath
£354k

1 Clayburn Close, Highnam

GL2 8LN

4 bed
£553k

1 Cathedral View, Main Road, Minsterworth

GL2 8JG

4 bed2 bath
£554k

1 Church Rise, Maisemore

GL2 8JE

4 bed2 bath
£690k

1 Churcham Court, Church Lane, Churcham

GL2 8AF

4 bed3 bath
£446k

1 Bovone Cottages, Barbers Bridge, Rudford

GL2 8DX

3 bed3 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 3 Pincoate is modelled from its 131 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in GL2 8NE. 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 3 Pincoate. 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 3 Pincoate was lodged in June 2019 at band C and is valid until June 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. 1 application is matched to 3 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
3 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 3 Pincoate, Highnam, Gloucester, GL2 8NE. Each answer is also embedded as structured data for search engines.

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