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Bakers Hill market report GL16 8, Coleford
The GL16 8 (Bakers Hill) house price history in full, 1995 to 2026, in cash and in today's money. Every figure on this page comes from the public record: 3,906 sales registered with HM Land Registry in GL16 8 (Coleford) since 1995, each one a completed purchase at a real price, plus current rental figures from the ONS. Nothing here is a valuation, an estimate or an asking price.
Sales recorded to 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the middle 2026 sale in GL16 8 (Coleford) came in at £240,000, out of 41 registered, down 12% on five years earlier, and the mean stands at £271,400, and by floor area homes here have averaged about £3,100 per square metre over the last five years. The record behind it is 3,906 completed sales lodged with HM Land Registry since 1995, monthly refreshed, with no valuations or asking prices anywhere in the figures.
A postcode sector like GL16 8 is a single group of streets within GL16 (Coleford), the finest slice the public record supports. Fewer sales stand behind each figure than at district level, so the lines jump about more.
Where GL16 8 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.
The going rate for a home in GL16 8
The 2026 median for GL16 8 is £240,000, taken from 41 registered sales. The mean, which is what most sites call the "average house price", is £271,400, somewhat above it, as happens wherever a market carries an expensive tail.
What a square metre costs in GL16 8
A square metre of GL16 8 home has cost about £3,100 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.
England and Wales as a whole trade at a £285,000 median, leaving GL16 8 16% below the national figure.
GL16 8's median sold price, 1995 to 2026
The median as recorded at the time, and each year restated in today's money (ONS CPIH), the sharper test of whether homes really got dearer. Hover for the year-by-year figures; click a legend entry to isolate a series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £240,000 | £240,000 | 41 |
| 2025 | £235,000 | £240,620 | 114 |
| 2024 | £273,800 | £291,106 | 100 |
| 2023 | £240,000 | £263,701 | 92 |
| 2022 | £242,000 | £283,773 | 111 |
| 2021 | £273,000 | £345,653 | 141 |
| 2020 | £211,500 | £274,426 | 90 |
| 2019 | £175,000 | £229,383 | 96 |
| 2018 | £220,000 | £293,264 | 125 |
| 2017 | £200,000 | £272,780 | 173 |
| 2016 | £195,000 | £272,807 | 169 |
| 2015 | £190,000 | £268,470 | 113 |
| 2014 | £129,800 | £184,144 | 114 |
| 2013 | £148,000 | £212,957 | 111 |
| 2012 | £126,000 | £185,456 | 95 |
| 2011 | £131,500 | £198,514 | 72 |
| 2010 | £135,000 | £211,715 | 71 |
| 2009 | £145,000 | £233,089 | 86 |
| 2008 | £138,200 | £226,539 | 62 |
| 2007 | £155,000 | £262,923 | 131 |
| 2006 | £145,000 | £251,701 | 143 |
| 2005 | £140,500 | £250,033 | 130 |
| 2004 | £115,000 | £208,862 | 192 |
| 2003 | £115,000 | £211,858 | 147 |
| 2002 | £86,500 | £162,749 | 202 |
| 2001 | £68,000 | £130,727 | 144 |
| 2000 | £65,000 | £127,563 | 152 |
| 1999 | £57,000 | £113,598 | 148 |
| 1998 | £51,000 | £102,947 | 143 |
| 1997 | £48,000 | £98,438 | 158 |
| 1996 | £45,500 | £95,957 | 137 |
| 1995 | £46,000 | £99,997 | 103 |
In cash terms the typical GL16 8 home went from £46,000 in 1995 to £240,000 in 2026, roughly 5 times the price. Inflation explains only part of it: in today's money the rise is still about 140%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 31% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the GL16 8 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 2015 (+46.4% on the year before); the weakest, 2019 (−20.5%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What GL16 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | +2.1% | −0.3% |
| 5 years (since 2021) | −2.5% | −7.0% |
| 10 years (since 2016) | +2.1% | −1.3% |
| 20 years (since 2006) | +2.6% | −0.2% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
How many homes change hands in GL16 8
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
GL16 8 recorded 41 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 155 sales a year before the financial crisis and 92 a year over the last five. Watch the volume as closely as the price. Thin years make jumpy medians, where one street's sales can move the figure, and the newest year is always incomplete because registrations trail completions by weeks or months.
Reading the GL16 8 market
This is a thin market: 41 sales in the last twelve months of data. With that few transactions, one street selling well (or one block of cheap transfers) can move the median, so read the year lines as a range rather than a verdict. 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.
Rents around GL16 8
GL16 8 falls under Forest of Dean, where the ONS puts the average private rent at £823 a month (May 2026 figures). A one-bed averages £590 a month here and a four-or-more-bed £1,442, so size does most of the work in setting the rent.
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 £240,000 median sold price makes a gross yield of 4.1%. 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.
GL16 8 (Bakers Hill): the questions that come up
How much did a house sell for in GL16 8 (Bakers Hill)?
Are property prices falling in GL16 8 (Bakers Hill)?
Is GL16 8 (Bakers Hill) a good place to buy a house?
Are GL16 8 prices heading up or down?
Nobody can tell you that, and this page will not pretend to. What the record shows: the median is down 12% over five years in cash but down 31% after inflation. If you are weighing a purchase, read the volume chart alongside the price one, and remember that every figure here is a completed sale, lagged by the weeks it takes the Land Registry to register it.
What you could buy in GL16 now
The live side of the market holds 80 homes at the moment, listed by 2 agents publishing to HomesIndex.
These cover the whole GL16 district, not just GL16 8: live asking prices are collected per district.
Of everything listed here, 28% asks less than the sold record of comparable homes. 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.
The price of an extra bedroom 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%) | — |
Medians of recorded sales over the last four years, by built form and bedroom count. Sold homes carry no advertised bedroom count, so sizes are estimated from their EPC records; a small number of homes will sit one size out. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
The spread across the GL area is the point: the same five years treated these districts very differently.
Winners and losers across the GL area, five years
The biggest risers and fallers in cash terms; every row links to that district's report.
Other sectors in GL16
A few minutes' walk can separate two very different markets. Here are GL16's other sectors, each with its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| GL16 7 | £269,500 | 30 |
Zoom out to the full GL16 district report for the type split, monthly volumes and how GL16 compares with its neighbours.
Selling a home in GL16 8? Price it on the evidence
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at GL16 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
For local estate agents: each district report carries one featured-agent spot, free while founding places last. Claim GL16 8.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to GL16 8. Free after a one click sign in.
Two maps carry on from here: every GL16 8 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.
Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.