Local market reports › GL area › GL16 › GL16 7
Bakers Hill market report GL16 7, Coleford
The standing GL16 7 (Bakers Hill) property market report, rebuilt from the full public record every month. The raw material for this page is 3,556 HM Land Registry entries for GL16 7 (Coleford), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: 30 registered 2026 sales put the GL16 7 (Coleford) median at £269,500, down 1% on five years earlier, with a mean of £304,300, and by floor area homes here have averaged about £3,290 per square metre over the last five years. Everything rests on 3,556 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
GL16 7 is a postcode sector: one group of streets inside GL16 (Coleford). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where GL16 7 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What GL16 7 homes really sell for
30 sales were registered in GL16 7 in 2026, and the middle one of them, the median, went for £269,500. The mean works out at £304,300, modestly above it, the usual shape of a market with an expensive tail.
GL16 7 prices by floor area
A square metre of GL16 7 home has cost about £3,290 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
The national median for England and Wales is £285,000, which puts GL16 7 5% below the country at large.
GL16 7's median sold price, 1995 to 2026
Year by year: the median as it was recorded, and the same figure brought into today's money with ONS CPIH, which is where "did homes get dearer" actually gets answered. Hover shows each year; the legend isolates a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £269,500 | £269,500 | 30 |
| 2025 | £322,500 | £330,212 | 99 |
| 2024 | £295,000 | £313,646 | 96 |
| 2023 | £315,000 | £346,108 | 82 |
| 2022 | £305,000 | £357,647 | 123 |
| 2021 | £271,500 | £343,754 | 156 |
| 2020 | £272,500 | £353,574 | 88 |
| 2019 | £227,800 | £298,591 | 106 |
| 2018 | £220,000 | £293,264 | 103 |
| 2017 | £195,000 | £265,960 | 129 |
| 2016 | £210,100 | £293,932 | 128 |
| 2015 | £182,500 | £257,873 | 112 |
| 2014 | £175,000 | £248,268 | 105 |
| 2013 | £173,500 | £249,649 | 95 |
| 2012 | £153,500 | £225,933 | 96 |
| 2011 | £180,000 | £271,731 | 83 |
| 2010 | £195,000 | £305,810 | 73 |
| 2009 | £175,000 | £281,314 | 56 |
| 2008 | £176,200 | £288,829 | 58 |
| 2007 | £204,000 | £346,041 | 124 |
| 2006 | £175,000 | £303,778 | 151 |
| 2005 | £164,000 | £291,854 | 112 |
| 2004 | £160,000 | £290,591 | 147 |
| 2003 | £134,500 | £247,782 | 134 |
| 2002 | £116,000 | £218,253 | 145 |
| 2001 | £93,000 | £178,788 | 125 |
| 2000 | £80,000 | £157,000 | 104 |
| 1999 | £69,000 | £137,513 | 161 |
| 1998 | £63,500 | £128,179 | 170 |
| 1997 | £58,000 | £118,946 | 166 |
| 1996 | £47,000 | £99,121 | 108 |
| 1995 | £47,500 | £103,258 | 91 |
In cash terms the typical GL16 7 home went from £47,500 in 1995 to £269,500 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 161%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 25% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the GL16 7 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2002 (+24.7% on the year before); the weakest, 2026 (−16.4%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
The long view: annualised growth
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −16.4% | −18.4% |
| 5 years (since 2021) | −0.1% | −4.8% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +2.2% | −0.6% |
The table annualises median growth over each period, with the real column deflated by ONS CPIH. Smoothing hides the cycle (see the chart above for it), and none of this forecasts: it is the record.
The turnover behind the prices
The year-by-year sales count
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
GL16 7 recorded 30 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 130 sales a year before the financial crisis and 86 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The rental side of GL16 7
The local authority for GL16 7 is Forest of Dean, and its ONS average private rent currently stands at £823 a month (May 2026 figures). The spread runs from £590 a month for a typical one-bed to £1,442 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Forest of Dean
ONS Price Index of Private Rents, May 2026.
£823 a month is £9,876 a year, which against the £269,500 median sold price makes a gross yield of 3.7%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
What kind of market GL16 7 is
Only 30 sales completed here in the last twelve months of data, which makes GL16 7 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.
Common questions on GL16 7 (Bakers Hill)
Is GL16 7 (Bakers Hill) a good place to buy a house?
How much did a house sell for in GL16 7 (Bakers Hill)?
Are property prices falling in GL16 7 (Bakers Hill)?
What happens to GL16 7 prices now?
The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 22% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.
GL16's current homes for sale
Turning to what is actually available: 80 homes on the market right now, from 2 agents publishing to HomesIndex.
These cover the whole GL16 district, not just GL16 7: live asking prices are collected per district.
28% of current listings sit under the prices comparable homes actually fetched. The comparison behind each listing uses recent recorded sales of similar homes close by.
- Gloucester Road, Coleford, Coleford
- North Road, Broadwell, Coleford, Coleford
- Gloucester Road, Coleford, Coleford
"Under comparable sales" means the asking price sits below what similar homes nearby actually fetched. Treat it as the start of a conversation, never a valuation, and always view the home.
See every GL16 home for sale on the map →
Refreshed every Monday and Thursday from agents' own feeds to HomesIndex, so a sample of the market rather than all of it. An asking price remains an ask, not a sale.
What another bedroom costs in GL
Real sold prices by size across the GL area, straight from the Land Registry record. Size steps are fiercely local. A third bedroom adds a quarter to the price in some areas and close to four fifths in others, which is why no national rule of thumb survives contact with a real market.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £329,250 | £450,000 (+37%) | £685,000 (+52%) | £1,050,000 (+53%) |
| Semi-detached | £245,000 | £280,000 (+14%) | £330,000 (+18%) | £452,000 (+37%) | £727,500 (+61%) |
| Terraced | £215,000 | £250,000 (+16%) | £300,000 (+20%) | £435,000 (+45%) | £665,000 (+53%) |
| Flat | £148,725 | £206,000 (+39%) | £370,000 (+80%) | £547,500 (+48%) | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the GL area is the point: the same five years treated these districts very differently.
Five-year change in the median, GL area districts
The districts that gained and lost most in cash terms, each row linking through to its own report.
Other sectors in GL16
Sector boundaries hide real price steps. The rest of GL16, one report each:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| GL16 8 | £240,000 | 41 |
Zoom out to the full GL16 district report for the type split, monthly volumes and how GL16 compares with its neighbours.
Selling in GL16 7? Start from the sold record
The sold record beats any estimate as a starting point. Before a house valuation or flat valuation in GL16 7, open the average prices map and zoom from the GL16 7 shading down to the sold homes on your own street. Every recorded GL16 7 sale is on this page; the same Land Registry record is what agents price from, and it is now in your hands.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim GL16 7.
Take it further
Behind the answers sits the same Land Registry record as this page, with GL16 7 already set as the subject. Free, one click sign in.
Two maps carry on from here: every GL16 7 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.