Local market reports › GL area › GL16
Bakers Hill market report GL16, Coleford
The GL16 (Bakers Hill) house price history in full, 1995 to 2026, in cash and in today's money. This page is built from the public record and nothing else: 7,462 completed sales registered with HM Land Registry in GL16 (Coleford) since 1995, plus current ONS rental figures. There are no valuations, estimates or asking prices in it.
Sales recorded to July 2026; rents are ONS figures for May 2026. The page rebuilds with each monthly release.
In short: the 2026 median for GL16 (Coleford) is £255,000, from 71 registered sales, down 7% on five years earlier; the mean is £285,300, and by floor area homes here have averaged about £3,190 per square metre over the last five years. Behind the figures sit 7,462 HM Land Registry entries going back to 1995, refreshed monthly, every one a completed sale rather than a valuation or an asking price.
GL16 is a postcode district covering Bakers Hill, Berry Hill, Broadwell in Coleford. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.
Where GL16 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 a home in GL16 sells for
71 sales were registered in GL16 in 2026, and the middle one of them, the median, went for £255,000. The mean works out at £285,300, a little above it, the familiar pattern where pricier homes stretch the average.
House prices per square metre in GL16
Averaged across five years of sales, floor space in GL16 costs about £3,190 per square metre. Each sale's Energy Performance Certificate supplies the floor area, and pricing by the metre is what lets flats and houses share one scale.
For scale: the England and Wales median is £285,000, so GL16 trades 11% below the country as a whole.
The price of a typical GL16 home, 1995 to 2026
One line records the median as paid; the other restates every year in today's money via ONS CPIH, the honest measure of getting dearer. Hover for year figures, click the legend to isolate a line.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £255,000 | £255,000 | 71 |
| 2025 | £267,000 | £273,385 | 213 |
| 2024 | £280,800 | £298,548 | 196 |
| 2023 | £275,000 | £302,158 | 174 |
| 2022 | £272,500 | £319,537 | 234 |
| 2021 | £273,000 | £345,653 | 297 |
| 2020 | £237,500 | £308,161 | 178 |
| 2019 | £212,500 | £278,537 | 202 |
| 2018 | £220,000 | £293,264 | 228 |
| 2017 | £195,000 | £265,960 | 302 |
| 2016 | £200,000 | £279,802 | 297 |
| 2015 | £188,000 | £265,644 | 225 |
| 2014 | £150,000 | £212,801 | 219 |
| 2013 | £165,000 | £237,419 | 206 |
| 2012 | £139,000 | £204,591 | 191 |
| 2011 | £162,000 | £244,558 | 155 |
| 2010 | £152,500 | £239,159 | 144 |
| 2009 | £152,000 | £244,341 | 142 |
| 2008 | £155,000 | £254,078 | 120 |
| 2007 | £175,000 | £296,849 | 255 |
| 2006 | £163,000 | £282,947 | 294 |
| 2005 | £150,000 | £266,940 | 242 |
| 2004 | £130,000 | £236,105 | 339 |
| 2003 | £125,000 | £230,280 | 281 |
| 2002 | £96,000 | £180,623 | 347 |
| 2001 | £80,000 | £153,796 | 269 |
| 2000 | £71,200 | £139,730 | 256 |
| 1999 | £63,000 | £125,556 | 309 |
| 1998 | £59,000 | £119,096 | 313 |
| 1997 | £53,000 | £108,692 | 324 |
| 1996 | £46,000 | £97,012 | 245 |
| 1995 | £46,000 | £99,997 | 194 |
In cash terms the typical GL16 home went from £46,000 in 1995 to £255,000 in 2026, roughly 6 times the price. Inflation explains only part of it: in today's money the rise is still about 155%, a genuine increase in what a home here costs. In inflation-adjusted terms the high-water mark was 2021. The market now sits about 26% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the GL16 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 2003 (+30.2% on the year before); the weakest, 2012 (−14.2%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Growth per year, over one to twenty years
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −4.5% | −6.7% |
| 5 years (since 2021) | −1.4% | −5.9% |
| 10 years (since 2016) | +2.5% | −0.9% |
| 20 years (since 2006) | +2.3% | −0.5% |
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.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 44% of the typed total. A detached home currently trades at £380,000 against £88,500 for a flat, 4.3 times the price.
Median by property type, GL16
One line per type, years with too few sales omitted. Hover for the year's figures; click a legend entry to isolate a type.
| Type | Median (2026) | Sales that year | All-time sales |
|---|---|---|---|
| Detached | £380,000 | 30 | 3,315 |
| Semi-detached | £250,000 | 23 | 2,462 |
| Terraced | £206,000 | 12 | 1,262 |
| Flats | £88,500 | 6 | 417 |
The turnover behind the prices
How many homes change hands
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The last five years, month by month
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
The register shows 160 GL16 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 285 sales a year before the financial crisis and 178 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.
How GL16 trades
Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing. Among the 27 measurable districts of its area, GL16 ranks 25 by median price: towards the affordable end.
The rental side of GL16
The local authority for GL16 is Forest of Dean, and its ONS average private rent currently stands 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.
Set against the £255,000 median sold price, £823 a month is £9,876 a year, a gross yield of 3.9%: gross, before letting costs, voids, maintenance and tax, so a ceiling rather than a promise. Rents are published at local-authority level, so nearby districts in the same authority share these figures.
GL16 (Bakers Hill): the questions that come up
Is GL16 (Bakers Hill) a good place to buy a house?
How much did a house sell for in GL16 (Bakers Hill)?
Are property prices falling in GL16 (Bakers Hill)?
Will GL16 prices rise from here?
Prediction is not this page's business. Its business is the record, which says: the median is down 7% over five years in cash but down 26% after inflation. Read the volume chart with the price chart before acting on either, remembering that registrations trail the deals themselves by weeks.
On the market in GL16 today
Everything above is what homes in GL16 sold for. This is what you could actually buy today: 80 homes currently on the market from 2 agents publishing to HomesIndex, at a typical asking price 30% above the GL16 median sold price.
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
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every GL16 home for sale on the map →
These asking prices come live from estate agents publishing feeds to HomesIndex, refreshed each Monday and Thursday. They are a sample of the market rather than its entirety, and an asking price is not a sale price.
Moving up a bedroom in GL: the cost
The Land Registry record, split by size: what each kind of home actually sold for across the GL area. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| 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. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
GL16 ranks 24 of 27 in the GL area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.
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.
Inside GL16, sector by sector
The next slice down is the postcode sector: a group of streets, each with its own report. Two sectors a short walk apart can trade at sharply different prices.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| GL16 7 | £269,500 | 30 |
| GL16 8 | £240,000 | 41 |
How GL16 compares nearby
Same city, different markets. The dearest districts of the GL area, and GL16 itself, which ranks 25 of 27 by median price:
| District | Median | 5-year |
|---|---|---|
| GL9 | £616,200 | +38% |
| GL55 | £527,500 | +8% |
| GL53 | £526,000 | +17% |
| GL54 | £428,000 | -5% |
| GL7 | £425,000 | +12% |
| GL56 | £413,500 | +10% |
| GL12 | £392,500 | +11% |
| GL8 | £392,000 | -1% |
| GL6 | £390,000 | -8% |
| GL10 | £355,000 | +14% |
| GL11 | £345,000 | +15% |
| GL19 | £345,000 | -15% |
| GL52 | £333,000 | +3% |
| GL13 | £325,000 | +18% |
| GL5 | £320,000 | +16% |
| GL2 | £300,000 | +13% |
| GL51 | £299,000 | +11% |
| GL3 | £297,700 | +8% |
| GL50 | £287,000 | +0% |
| GL20 | £280,000 | +8% |
| GL18 | £273,900 | -7% |
| GL15 | £273,000 | +6% |
| GL4 | £270,000 | +17% |
| GL16 (this report) | £255,000 | -7% |
Selling in GL16? Start from the sold record
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in GL16, use the average prices map for a rough value: zoom from GL16's shading down to the sold homes on your own street. The figures above are every recorded GL16 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working GL16: the featured spot on this report is free for founding agents, one per district. Claim GL16.
Dig further
Answers come from the same Land Registry data behind this report, and the AI knows you are asking about GL16. Free, with a one click sign in.
The live map plots every individual GL16 sale at its exact address, and the average prices map zooms from neighbourhood shading to single homes. For a specific question, the report tool writes a custom answer, and any sale's mortgage and rent calculator runs the numbers on a real purchase.
How this page is made: the statistics are computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to address level; inflation adjustment uses the ONS CPIH index; rents are the ONS Price Index of Private Rents at local-authority level. Medians of recorded sales, not valuations. Nothing on this page is financial advice.