The Old Rectory Coach House, High Street, Bourton On The Water, Cheltenham, GL54 2AP
About The Old Rectory Coach House
The Old Rectory Coach House is a four-bedroom detached house in Bourton-On-The-Water, Cheltenham, Cheltenham (GL54 2AP). It has a recorded floor area of 205 m² (around 2207 sq ft) and construction records dating it to before 1900. The latest certificate (May 2025) shows an E (score 46), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2012. Between certificates, window efficiency went from Very Poor to Poor, hot-water efficiency went from Average to Good and lighting went from Poor to Very Good. The recommended improvements would lift it to C (score 78), a 2-band jump. Other recorded features include outbuildings. Period features are noted in the property record.
At 205 m² the property is well over the postcode median (96 m² across 8 EPCs), placing it in the larger end of the local stock. Last sold in August 2012, so it's been off the market for around 14 years. 2 planning records sit against the property, 1 approved, 0 refused. Across 1995–2012, sale prices on this property compounded at 8.7% per year. Today's modelled estimate of £972,000 is 45.1% above the 2012 sale price.
Know exactly what you're buying at The Old Rectory Coach House
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms4
- Bathrooms3
- EnsuiteYes
- StudyYes
- FireplaceYes
Outside
- Private gardenYes
- ParkingYes
- OutbuildingsYes
Building
- Period featuresYes
- RefurbishedYes
Energy performance
The Old Rectory Coach House's carbon output runs well above what efficient homes in the postcode produce.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Hot water efficiency improved
Window efficiency improved
More low energy lighting installed
Planning history
- Aug 2018Tree WorksTreesIn report
Fell a Spruce tree The tree is located at the junction of the High Street and Rectory Lane inside my property (The Old Rectory Coach House). The reason for felling is that the tree is growing against the stone boundary wall, which is listed. If not taken down the wall will eventually collapse.
- Documents
- 4 docs on file
- Reference
- 18/02798/TCONR
- Sept 2005Change Of UseFullIn report
Change of use from retail (A1) to tea room (A3)
- Documents
- 6 docs on file
- Reference
- 05/01942/FUL
We flagged 2 things worth checking at The Old Rectory Coach House
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Larger development activity nearby
- Environmental risk flagged
30-day money-back guarantee
Sales history & valuation
The Old Rectory Coach House has more than quadrupled in price since its earliest registered sale in 1995.
£972,000
Modelled from EPC, postcode comparables and a sale-price growth of 8.7% per year over 17 years.
£670,000
Growth on file: 8.7% per year over 17 years.
Sales timeline
22 August 2012Most recent
£670,000
+306.1%over 16 years31 October 1995
£165,000
Median price across the last 5 sales in GL54 2AP: £750,000 (2024–2022).
Nearby sales in GL54 2AP
Cottesloe, High Street, Bourton On The Water, Cheltenham, GL54 2AP
Sold Nov 2024
£648,000Church House, High Street, Bourton On The Water, Cheltenham, GL54 2AP
Sold Apr 2023
£750,000Wisteria House, High Street, Bourton On The Water, Cheltenham, GL54 2AP
Sold Jul 2022
£850,000Chestnut House, High Street, Bourton On The Water, Cheltenham, GL54 2AP
Sold May 2022
£1,500,000The Old Bank, Flat, High Street, Bourton On The Water, Cheltenham, GL54 2AP
Sold Feb 2022
£10,000
Everything we know about The Old Rectory Coach House, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Larger development activity nearby
- Environmental risk flagged
Versus other High Street homes
The Old Rectory Coach House outperforms the street on years held by a wide margin.
Price per m²
£3,268
Street avg £2,729
Floor Area
205 m²
Street avg 154 m²
Habitable Rooms
9 rooms
Street avg 7 rooms
CO₂ Emissions
14.0 t/year
Street avg 6.1 t/year
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
6/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
Newsagent — bus stop.
Closest school
0.2 km
Bourton-on-the-Water Primary School. 2 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
47.2dB
Night-time· 23:00 – 07:00
38.8dB