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2 Cottage Field, Highnam, Gloucester, GL2 8NG

4 sales on record

Estimated value

£410,000

  • Since the 2020 sale (£360,000)+14%
  • Against GL2 8NG's recent median (£270,000)+52%

Newest record on this page: November 2020. 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
97 m²
1044 sq ft
Energy rating
D
Score 68
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

£410,000

  • Against its 2020 sale (£360,000)+14%
  • Against GL2 8NG's recent median (£270,000)+52%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Cottage Field is modelled from its 97 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in GL2 8NG. 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

    97 m² from the EPC lodged in May 2012

  • Sales of this home

    4 sales recorded, the latest in 2020

  • Recent sales in GL2 8NG

    5 sales, median £270,000 (2020–2010)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2020Latest 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.

2 Cottage Field has more than doubled in price since the earliest registered sale in 2002.

Sales timeline

  1. 18 November 2020Most recent

    £360,000

    +28.6%over 4 years

  2. 5 October 2016

    £280,000

    +13.4%over 6 years

  3. 22 January 2010

    £247,000

    +64.7%over 7 years

  4. 24 April 2002

    £150,000

Median price across the last 5 sales in GL2 8NG: £270,000 (2020–2010).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Cottage Field, Highnam, Gloucester, GL2 8NG. 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 2 Cottage Field

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

2 Cottage Field is a four-bedroom detached house in Highnam, Gloucester, Gloucester (GL2 8NG). It has a recorded floor area of 97 m² (around 1044 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (May 2012) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since December 2009. Between certificates, roof efficiency went from Average to Good, hot-water efficiency went from Average to Good and lighting went from Average to Good. The recommended improvements would lift it to B (score 82), a 2-band jump. The latest certificate is from May 2012, so improvements made since then won't be reflected.

Most recent transfer: November 2020 at £360,000. Across the public record there are 4 sales, relatively high churn for a single property. Across 2002–2020, sale prices on this property compounded at 4.8% per year. Today's modelled estimate of £410,000 is 13.9% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£345/sq ft) was about 92.4% above the typical sold price in the postcode. At 97 m² it's 22.4% smaller than the typical home in the postcode (125 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
  • Bathrooms1

Outside

  • Private gardenYes
  • GarageYes
Before you decide

Everything you need to know about 2 Cottage Field

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 20 May 2022

Current Certificate(1 of 2)
May 2012

EPC Rating

A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.2 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 20 May 2022

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

May 2012from Dec 2009
Hot Water
AverageGood

Hot water efficiency improved

Roof Insulation
InsulatedWell Insulated

Loft insulation upgraded to recommended levels

Planning

Planning history

Applications and permits filed against 2 Cottage Field, Highnam, Gloucester, GL2 8NG, sourced from the PlanIt planning register.

2 Cottage Field 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 Cottage Field homes

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

On price per m², 2 Cottage Field stands well clear of the street.

Price per m²

£3,711

Street avg £2,459

Strongly above

Floor Area

97 m²

Street avg 119 m²

Strongly below

Habitable Rooms

6 rooms

Street avg 7 rooms

Below

CO₂ Emissions

3.2 t/year

Street avg 5.0 t/year

Strongly 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 AcademyPrimary188m
  • Hartpury College16 plus2.8km

Nearest stops

  • The RangeBus stop67m
  • StoresBus stop289m
  • Wetherleigh DriveBus stop349m
  • Brimsome MeadowBus stop374m

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

Daytime· 07:00 – 23:00

45.8dB

Low
Night-time road noise heatmap for GL2 8NG

Night-time· 23:00 – 07:00

37.4dB

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 £695 · 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 2 Cottage Field is modelled from its 97 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in GL2 8NG. 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. 4 sales are recorded for 2 Cottage Field. 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 2 Cottage Field was lodged in May 2012 at band D and expired in May 2022, 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. None is matched to 2 Cottage Field. 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 8NG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Cottage Field 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 2 Cottage Field, Highnam, Gloucester, GL2 8NG. Each answer is also embedded as structured data for search engines.

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