The School Lodge, 1 Matson Lane, Matson, Gloucester, GL4 6DX

UPRN:100120499352-Beds -Built before 1900

Tenure: -Council Tax: -EPC: E (52)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

The School Lodge, 1 Matson Lane, Matson, Gloucester, GL4 6DX

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£656,000

£525k - £788kLow

Estimate

£656k

Range

£525k – £788k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

10.34%

Verdict

Derived from HomePortfolio scores

The School Lodge earns an INVESTIGATE rating with HP Score 66/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (37/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

37/ 100

Mixed

Transit & Bike

Transit 18Bike 28

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

estimate implies a 50% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

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£325,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,550-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: £842/mo
Cash on cash: 9.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.55 - clears 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£656,000

Rent Estimate (pcm)£2,800

Gross Yield10.34%

1y Growth-

3y Growth+0.3%

5y Growth+3.5%

10y Growth+4.0%

Last Sold Price£166,000 (2025-10-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0GL4 6DX

Approval Rate

-12mo

Development

low

26/00894/FUL
Double storey side extension
Pending
26/00878/FUL
Erection of a new detached double garage with a WC.
Pending
26/00872/CONDIT
Discharge of Condition 6 (Ecological Enhancement Plan) of planning permission 25/00147/FUL (Provision of new modular building to provide new meeting and multifunctional spaces to support the existing community centre).
Pending

View Planning Timeline

Ownership

Corporate Ownership64.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change2025-10-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£30,455

Population Density856 /km²

Owner Occupied66%

Age Distribution

0-15 18%16-64 65%65+ 17%

View Area Profile

Schools Nearby

Hillside Primary School
0.3 mi
Good
Gloucester Academy
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Heron Primary School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Finlay Community School
0.6 mi
Good

6 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The School Lodge Matson Lane
-
£166k
-
Redwell Leisure Centre Matson Lane
-
£10.60M
-
Robinswood Lodge Matson Lane
-
£555k
-
Redwell House Matson Lane
-
£820k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN