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Ashley market report GL8, Tetbury
The standing GL8 (Ashley) property market report, rebuilt from the full public record every month. This page is built from the public record and nothing else: 5,426 completed sales registered with HM Land Registry in GL8 (Tetbury) 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 typical home in GL8 (Tetbury) sold for £392,000 in 2026, the median of 62 registered sales, down 1% on five years earlier. The mean was £446,500, and by floor area homes here have averaged about £4,450 per square metre over the last five years. The figures cover 5,426 sales recorded by HM Land Registry since 1995 and refresh with each monthly release: completed sale prices, not valuations or asking prices.
GL8 is a postcode district covering Ashley, Avening, Babdown in Tetbury. 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 GL8 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 GL8
Across 62 registered 2026 sales, the typical (median) GL8 home went for £392,000. The mean is £446,500, somewhat above it, as happens wherever a market carries an expensive tail.
Price per square metre in GL8
The last five years of sales put GL8 at roughly £4,450 per square metre. That figure, built from each sale's Energy Performance Certificate floor area, is the one that makes a small flat and a big house comparable.
Set against the £285,000 England and Wales median, GL8 sits 38% above the national market.
A typical GL8 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £392,000 | £392,000 | 62 |
| 2025 | £432,000 | £442,330 | 164 |
| 2024 | £430,000 | £457,178 | 125 |
| 2023 | £420,000 | £461,477 | 162 |
| 2022 | £402,500 | £471,977 | 167 |
| 2021 | £395,000 | £500,121 | 270 |
| 2020 | £375,000 | £486,570 | 205 |
| 2019 | £320,000 | £419,443 | 208 |
| 2018 | £320,600 | £427,366 | 241 |
| 2017 | £322,200 | £439,448 | 214 |
| 2016 | £309,200 | £432,574 | 204 |
| 2015 | £335,000 | £473,355 | 202 |
| 2014 | £270,000 | £383,042 | 145 |
| 2013 | £245,000 | £352,531 | 135 |
| 2012 | £250,000 | £367,969 | 121 |
| 2011 | £247,800 | £374,083 | 136 |
| 2010 | £270,000 | £423,430 | 124 |
| 2009 | £250,000 | £401,877 | 137 |
| 2008 | £243,200 | £398,656 | 108 |
| 2007 | £264,000 | £447,818 | 159 |
| 2006 | £250,000 | £433,968 | 207 |
| 2005 | £250,000 | £444,899 | 168 |
| 2004 | £205,000 | £372,320 | 148 |
| 2003 | £210,000 | £386,871 | 179 |
| 2002 | £179,700 | £338,104 | 220 |
| 2001 | £136,000 | £261,453 | 187 |
| 2000 | £127,000 | £249,238 | 151 |
| 1999 | £108,500 | £216,235 | 217 |
| 1998 | £86,800 | £175,212 | 170 |
| 1997 | £92,000 | £188,673 | 188 |
| 1996 | £77,800 | £164,077 | 160 |
| 1995 | £70,500 | £153,256 | 142 |
In cash terms the typical GL8 home went from £70,500 in 1995 to £392,000 in 2026, roughly 6 times the price. Even after inflation that is a real rise of about 156%: homes here genuinely became dearer, not merely more expensive on paper. Measured in today's money the market peaked in 2021; the current median sits about 22% below that. Someone who bought at the 2021 peak has not yet seen that price back in real terms.
Year-on-year change in the GL8 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 (+32.1% on the year before); the weakest, 2026 (−9.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
Annualised returns
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −9.3% | −11.4% |
| 5 years (since 2021) | −0.2% | −4.8% |
| 10 years (since 2016) | +2.4% | −1.0% |
| 20 years (since 2006) | +2.3% | −0.5% |
Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.
Detached, semi, terraced, flat: four markets in one
A single median hides the split beneath it. Sales of detached houses dominate the record here, 35% of the typed total. A detached home currently trades at £615,000 against £230,000 for a flat, 2.7 times the price.
Median by property type, GL8
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 | £615,000 | 14 | 1,908 |
| Semi-detached | £389,000 | 24 | 1,477 |
| Terraced | £381,000 | 17 | 1,417 |
| Flats | £230,000 | 7 | 624 |
Sales activity in GL8
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.
Month by month, five years back
Sales as they reached the register each month. Expect the seasonal sawtooth, and discount the newest months while late entries land.
GL8 recorded 137 sales in the last twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 177 sales a year before the financial crisis and 136 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.
What homes rent for around GL8
The local authority for GL8 is Cotswold, and its ONS average private rent currently stands at £1,255 a month (May 2026 figures). A one-bed averages £871 a month here and a four-or-more-bed £2,044, so size does most of the work in setting the rent.
Average monthly rent by size, Cotswold
ONS Price Index of Private Rents, May 2026.
Against the £392,000 median purchase price, a rent of £1,255 a month (£15,060 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.
How GL8 trades
This is a thin market: 137 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.
GL8 (Ashley): the questions that come up
Is GL8 (Ashley) a good place to buy a house?
How much did a house sell for in GL8 (Ashley)?
Are property prices falling in GL8 (Ashley)?
Will GL8 prices rise from here?
That question has no honest answer, only evidence. The evidence: the median is roughly flat over five years in cash but down 22% after inflation. Weigh the volume chart alongside the price one before deciding anything, and bear in mind every figure is a completed sale that reached the register weeks after completion.
GL8's current homes for sale
Everything above is what homes in GL8 sold for. This is what you could actually buy today: 7 homes currently on the market from 3 agents publishing to HomesIndex, at a typical asking price 15% above the GL8 median sold price.
14% of current listings sit under the prices comparable homes actually fetched. Every listing is measured against recent recorded sales of similar nearby homes.
"Under comparable sales" compares each asking price with what similar homes nearby actually sold for. It is a starting point for a conversation, not a valuation. Always look at the home itself.
See every GL8 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.
Bedroom by bedroom: GL prices by size
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%) | — |
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. Sizes with too few homes to be meaningful are left blank.
The risers and the fallers
GL8 ranks 22 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
Cash-terms risers and fallers across the area; click any row for that district's full report.
Inside GL8, 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 |
|---|---|---|
| GL8 8 | £392,000 | 62 |
How GL8 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 (this report) | £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 | £260,000 | +4% |
Selling in GL8? 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 GL8, use the average prices map for a rough value: zoom from GL8's shading down to the sold homes on your own street. The figures above are every recorded GL8 sale; agents price with this same Land Registry record, and now you have it too.
Estate agents working GL8: the featured spot on this report is free for founding agents, one per district. Claim GL8.
Go deeper
Behind the answers sits the same Land Registry record as this page, with GL8 already set as the subject. Free, one click sign in.
See every individual GL8 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.
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.