Brecon House, Charlton Hill, Cheltenham, GL53 9NE

UPRN:10024301575Detached House7 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: D (59)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Brecon House, Charlton Hill, Cheltenham, GL53 9NE

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£2,422,000

£2.18M - £2.66MMedium

Estimate

£2.42M

Range

£2.18M – £2.66M

Rent Estimate (pcm)

£10,350

£9k - £11k

Monthly

£10,350

Yield

5.52%

Verdict

Derived from HomePortfolio scores

Brecon House earns an INVESTIGATE rating with HP Score 63/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (1/100). 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)Defra 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

63/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

1/ 100

Low

Transit & Bike

Transit 25Bike 29

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
listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£2,250,000

At the asking price

Monthly rent£10,350/mo

Evidenced range £9,450-£11,250

Interest rate5.4%

Loan to value75%

Cash required: £860,050
Net cash flow: -£428/mo
Cash on cash: -0.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.36 - 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£2,422,000

Rent Estimate (pcm)£10,350

Gross Yield5.52%

1y Growth-

3y Growth+0.5%

5y Growth+3.0%

10y Growth+3.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningSignificant
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2GL53 9NE

Approval Rate

100%12mo

Development

low

26/01242/CLEUD
Application for a Lawful Development Certificate to confirm commencement of works approved under application refs. 23/00938/FUL, 23/01851/CONDIT, 24/01899/CONDIT and 26/00619/CONDIT.
Pending
26/00619/CONDIT
Variation of conditions 3 (Construction Method Statement), 4 (Construction Environmental Management Plan), 5 (Lighting Scheme) and 6 (Landscaping) of planning permission ref. 24/01899/CONDIT.
Approved
25/02786/CLEUD
Certificate of Lawful Existing Use or Development under Section 191 of the Town and Country Planning Act 1990 for use of land and building for Agricultural Equipment Servicing with ancillary shop, storage and office (Class B2)
Approved

View Planning Timeline

Ownership

Corporate Ownership70.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,014

Population Density425 /km²

Owner Occupied90%

Age Distribution

0-15 20%16-64 57%65+ 23%

View Area Profile

Schools Nearby

The Richard Pate School
1.2 mi
Inspected by ISI
Balcarras School
1.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Coberley Church of England Primary School
1.4 mi
Good
Charlton Kings Junior School
1.4 mi
GoodImproving

4 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Valley View House Charlton Hill
-
£850k
-
The Larches Charlton Hill
-
£810k
-
Shepherds Fold Charlton Hill
-
£780k
-
Wistley Charlton Hill
-
£865k
-

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