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7 Pincoate, Highnam, Gloucester, GL2 8NE

3 sales on record1 planning record

Estimated value

£397,000

  • Since the 2000 sale (£117,000)+239%
  • Against GL2 8NE's recent median (£305,000)+30%

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
Floor area
127 m²
1370 sq ft
Energy rating
D
Score 61
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

£397,000

  • Against its 2000 sale (£117,000)+239%
  • Against GL2 8NE's recent median (£305,000)+30%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 7 Pincoate is modelled from its 127 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

    127 m² from the EPC lodged in July 2009

  • Sales of this home

    3 sales recorded, the latest in 2000

  • Recent sales in GL2 8NE

    5 sales, median £305,000 (2025–2014)

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.

7 Pincoate's estimated value is more than triple its earliest registered sale price (1997).

Sales timeline

  1. 25 April 2000Most recent

    £117,000

    +27.2%over 2 years

  2. 1 May 1997

    £92,000

    -8.0%

  3. 7 March 1997

    £99,950

Median price across the last 5 sales in GL2 8NE: £305,000 (2025–2014).

Risks

What this page doesn't show

1 potential issue has already been flagged for 7 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 7 Pincoate

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

7 Pincoate is a four-bedroom detached house in Highnam, Gloucester, Gloucester (GL2 8NE). It has a recorded floor area of 127 m² (around 1370 sq ft), construction records dating it to 1983-1990 and council tax band E. The latest certificate (July 2009) shows a D (score 61), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since July 2009. The recommended improvements would push it to C (score 69). The latest certificate is from July 2009, so improvements made since then won't be reflected.

Untraded for 26 years, with the last transfer in April 2000. Across 1997–2000, sale prices on this property compounded at 5.2% per year. Today's modelled estimate of £397,000 sits 239.3% above the 2000 sale of £117,000. On a £-per-square-foot basis, the last sale (£85/sq ft) was about 62.9% below the postcode norm. One planning record on file: an extension approved in 2011. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. At 127 m² it's 23% larger than the typical home in the postcode (104 m² median across 6 EPCs).

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
Before you decide

Everything you need to know about 7 Pincoate

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.

7 Pincoate's EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 26 Jul 2019

Current Certificate(1 of 2)
Jul 2009

EPC Rating

A
B
C
D
D61
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.9 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 26 July 2019

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 7 Pincoate, Highnam, Gloucester, GL2 8NE, sourced from the PlanIt planning register.

7 Pincoate has an approved single-storey side and rear extension on the planning record.

1 application on record at 7 Pincoate, Highnam, Gloucester, GL2 8NE

1decisions1extensions11documents3nearby
  1. May 2011
    ConservatoryFull
    Outcome in report

    Extension: Single storey · Side and rear of property

    Erection of single storey rear and side extension to form a sun room

    Extension
    Documents
    11 docs on file
    Reference
    11/00353/FUL
    Full record in report

Unlock 7 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 11 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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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.

On price per m², 7 Pincoate runs well behind the street norm.

Price per m²

£919

Street avg £2,962

Strongly below

Floor Area

127 m²

Street avg 107 m²

Strongly above

Habitable Rooms

5 rooms

Street avg 6 rooms

Strongly below

CO₂ Emissions

5.9 t/year

Street avg 3.5 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

0.2 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 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.
£409k

1 Cams Ground, Highnam

GL2 8LZ

4 bed2 bath
£441k

1 Farthing Croft, Highnam

GL2 8EQ

4 bed2 bath
£444k

1 Court Cottages, Church Lane, Churcham

GL2 8AF

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
£414k

1 Elver Close, Minsterworth

GL2 8FP

3 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 7 Pincoate is modelled from its 127 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 7 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 7 Pincoate was lodged in July 2009 at band D and expired in July 2019, so a new one is needed to sell or let. 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 7 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
7 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 7 Pincoate, Highnam, Gloucester, GL2 8NE. Each answer is also embedded as structured data for search engines.

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