Threshing Barn, Grange Farm, Gloucester Road, Cirencester, GL7 2LR

UPRN:10006836717Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: D (55)

Data freshness:Listing· freshPlanning· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Threshing Barn, Grange Farm, Gloucester Road, Cirencester, GL7 2LR

HP Score

/ 100

Mixed

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£1,798,000

£1.62M - £1.98MMedium

Estimate

£1.80M

Range

£1.62M – £1.98M

Rent Estimate (pcm)

£8,050

£7k - £9k

Monthly

£8,050

Yield

2.97%

Verdict

Derived from HomePortfolio scores

Threshing Barn earns an INVESTIGATE rating with HP Score 65/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (9/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

3/ 100

Low

Walkability

9/ 100

Low

Transit & Bike

Transit 4Bike 24

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£3,250,000

At the asking price

Monthly rent£8,050/mo

Evidenced range £7,350-£8,750

Interest rate5.4%

Loan to value75%

Cash required: £1,280,050
Net cash flow: -£5,396/mo
Cash on cash: -5.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.73 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£1,798,000

Rent Estimate (pcm)£8,050

Gross Yield2.97%

1y Growth-

3y Growth-2.5%

5y Growth+1.6%

10y Growth+3.4%

Last Sold Price£1,800,000 (2022-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0GL7 2LR

Approval Rate

-12mo

Development

low

26/03151/FUL
Refurbishment works to include removal of existing workshop, shed and conservatory, erection of single storey side and rear extensions with alterations to roof including removal of roof lantern and chimney and insertion of additional rooflights and flue. Construction of replacement workshop/outbuilding
Pending
26/02969/CLOPUD
Certificate of Lawful Proposed Use or Development under section 192 of the Town and Country Planning Act 1990 for Class B: additions etc to the roof & Class C: other alterations to the roof
Pending
26/02866/TPO
Birch (with heavy lean) - tree is being out-competed for light by larger Sycamore tree and growing with a significant lean as a result - request permission to fell this tree as it has outgrown the space and beginning to struggle. Sycamore - request permission to reduce crown all over back to old points and crown lift all round
Approved

View Planning Timeline