Local market reports › GL area › GL17
Mitcheldean market report GL17, Gloucester
The standing GL17 (Mitcheldean) property market report, rebuilt from the full public record every month. The raw material for this page is 5,489 HM Land Registry entries for GL17 (Gloucester), 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 data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 67 registered 2026 sales put the GL17 (Gloucester) median at £260,000, up 4% on five years earlier, with a mean of £310,000, and by floor area homes here have averaged about £3,090 per square metre over the last five years. Everything rests on 5,489 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
The postcode district GL17 covering Mitcheldean, Drybrook sits in Gloucester. A district is the workhorse unit for reading a market: local enough to be meaningful, busy enough that the medians rest on a steady flow of sales.
Where GL17 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.
GL17 sold prices: where the market stands
Take the 67 registered 2026 sales in GL17 and the middle price, the median, is £260,000. The mean lands at £310,000, well clear of it: the mark of a market where a small number of costly homes drag the average upwards.
Price per square metre in GL17
Measured by floor area, the last five years of GL17 sales average about £3,090 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.
England and Wales as a whole trade at a £285,000 median, leaving GL17 9% below the national figure.
The price of a typical GL17 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 | £260,000 | £260,000 | 67 |
| 2025 | £270,000 | £276,457 | 158 |
| 2024 | £290,000 | £308,330 | 147 |
| 2023 | £310,000 | £340,614 | 109 |
| 2022 | £295,000 | £345,921 | 156 |
| 2021 | £250,000 | £316,532 | 245 |
| 2020 | £250,000 | £324,380 | 134 |
| 2019 | £222,500 | £291,644 | 147 |
| 2018 | £217,500 | £289,932 | 153 |
| 2017 | £220,000 | £300,058 | 191 |
| 2016 | £182,500 | £255,319 | 212 |
| 2015 | £175,000 | £247,275 | 165 |
| 2014 | £175,000 | £248,268 | 171 |
| 2013 | £160,000 | £230,224 | 141 |
| 2012 | £175,000 | £257,578 | 119 |
| 2011 | £163,500 | £246,822 | 86 |
| 2010 | £185,000 | £290,128 | 119 |
| 2009 | £175,000 | £281,314 | 113 |
| 2008 | £175,500 | £287,682 | 150 |
| 2007 | £179,500 | £304,482 | 234 |
| 2006 | £170,000 | £295,098 | 214 |
| 2005 | £170,000 | £302,531 | 163 |
| 2004 | £150,300 | £272,974 | 220 |
| 2003 | £130,000 | £239,492 | 213 |
| 2002 | £110,000 | £206,964 | 278 |
| 2001 | £88,400 | £169,944 | 221 |
| 2000 | £76,000 | £149,150 | 200 |
| 1999 | £67,800 | £135,122 | 220 |
| 1998 | £58,600 | £118,288 | 174 |
| 1997 | £54,500 | £111,769 | 218 |
| 1996 | £51,000 | £107,557 | 175 |
| 1995 | £49,000 | £106,518 | 176 |
In cash terms the typical GL17 home went from £49,000 in 1995 to £260,000 in 2026, roughly 5 times the price. Adjusted for inflation it still comes to a real rise of roughly 144%, so homes here got dearer in substance, not only in cash. Measured in today's money the market peaked in 2022; the current median sits about 25% below that. Someone who bought at the 2022 peak has not yet seen that price back in real terms.
Year-on-year change in the GL17 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 (+24.4% on the year before); the weakest, 2011 (−11.6%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 51% of the typed total. In 2021, the last year both were recorded here, a detached home traded at £340,000 against £62,500 for a flat, 5.4 times the price.
Median by property type, GL17
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 | £392,500 | 26 | 2,770 |
| Semi-detached | £228,200 | 30 | 1,787 |
| Terraced | £190,000 | 11 | 847 |
| Flats | £62,500 (2021) | – | 32 |
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −3.7% | −6.0% |
| 5 years (since 2021) | +0.8% | −3.9% |
| 10 years (since 2016) | +3.6% | +0.2% |
| 20 years (since 2006) | +2.1% | −0.6% |
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.
The turnover behind the prices
Sales per year, counted
Annual recorded sales. The post-2008 trough is the financial crisis; treat the final bar as provisional while registrations catch up.
Month by month, five years back
Registrations by month. The repeating sawtooth is seasonality, and the right-hand edge always dips because the register lags completions.
Over the last twelve months of data, 144 sales completed in GL17. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 218 sales a year before the financial crisis and 127 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.
How GL17 trades
This is a thin market: 144 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. In its area's price order GL17 comes 24 of 27, towards the cheaper end of the table.
The rental side of GL17
For renting purposes GL17 sits in Forest of Dean. The ONS average private rent there is £823 a month (May 2026). 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.
Against the £260,000 median purchase price, a rent of £823 a month (£9,876 a year) works out at a 3.8% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.
Asked and answered: GL17 (Mitcheldean)
How much did a house sell for in GL17 (Mitcheldean)?
Are property prices falling in GL17 (Mitcheldean)?
Is GL17 (Mitcheldean) a good place to buy a house?
What happens to GL17 prices now?
No honest page predicts prices, so this one sticks to the record: the median is up 4% over five years in cash but down 18% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
What you could buy in GL17 now
Everything above is what homes in GL17 sold for. Turning to what is actually available: 50 homes on the market right now, from 3 agents publishing to HomesIndex, at a typical asking price 23% above the GL17 median sold price.
31% of what is on the market here is asking below what comparable homes actually sold for. Each listing is compared with recent recorded sales of similar homes nearby.
- Deans Way Road, Mitcheldean, Mitcheldean
- Upper Lydbrook, Lydbrook, Lydbrook
- Sunnymeade Close, Drybrook, Drybrook
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 GL17 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. 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%) | — |
Built from the last four years of recorded sales by form and bedroom count. Bedroom counts are estimated from EPC records (the register carries none), so expect a small number of homes one size adrift. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
GL17 ranks 19 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.
Five-year change in the median, GL area districts
The biggest risers and fallers in cash terms; every row links to that district's report.
Inside GL17, sector by sector
Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.
| Sector | Median (latest) | Sales that year |
|---|---|---|
| GL17 0 | £275,000 | 35 |
| GL17 9 | £256,500 | 32 |
How GL17 compares nearby
Same city, different markets. The neighbouring districts of the GL area, dearest first:
| 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% |
| GL17 (this report) | £260,000 | +4% |
Before you sell in GL17: what the record supports
Start from what homes here actually sold for, not an estimate. Before booking a house valuation or flat valuation in GL17, use the average prices map for a rough value: zoom from GL17's shading down to the sold homes on your own street. The figures above are every recorded GL17 sale; agents price with this same Land Registry record, and now you have it too.
Local estate agents: one agent per district gets the featured spot on this report, free for founding agents. Claim GL17.
Take it further
The AI answers from the same Land Registry data this report is built on, already scoped to GL17. Free after a one click sign in.
See every individual GL17 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on 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.