Adam Clegg
MPlan
Personal, independent estate agent covering Painswick.
- 20 years' experience
- £130m+ transacted
- Residential specialist
"The best estate agent in the area."
— Danielle J.
Painswick is the Cotswolds at its most photographed, listed houses around St Mary's, the famous yews, the Rococo Garden on its edge and Laurie Lee's Slad valley just beyond. Most homes here are listed or sit in the conservation area, which shapes what a buyer can change and what a seller should lead on.
The demand is genuinely national. Relocating buyers will pay a premium for the right house on the right lane, but they are discerning, and a fine period home shown poorly or priced on a blunt average leaves real money behind. Presentation, photography and knowing which features to lead on matter more here than almost anywhere.
With twenty years in property and a master's in planning, I read what a listed Painswick home can and cannot become, price it against actual village sales and present it straight to that national audience. From the first appraisal to completion it is me you deal with, which on a premium village sale is what protects the figure.
257 Sundridge Road
What actually secures the best price.
The outcome of a sale is largely decided at the start, in how a home is presented, how it is launched, and whether the price is set to the evidence rather than to hope.
Get those right and the market tends to respond quickly. Get them wrong and even a good home can sit while its best few weeks of attention quietly drain away. That early window is the most valuable one you get, and it is worth doing properly the first time rather than correcting it later.
of homes launched at the right price go under offer, versus 32% of those reduced.
Rightmove
Homes priced right sell in around 21 days versus 47 for those later reduced.
Rightmove
to fall through if the price is changed during the marketing period.
Rightmove
Adam Clegg vs High-Street Branches
The difference between personal service and high-volume processing.
High Street Agent
- A rotating team, so you rarely deal with the same person twice.
- Viewings run by staff who don't know your home.
- Valuations shaped by branch targets as much as evidence.
- Sales progression handed to a separate department.
- A national script, and office hours only.
- Answerable to head-office targets.
Adam Clegg
- You deal directly with me, the business owner, from first call to completion.
- I conduct every viewing and negotiation personally.
- Pricing built on real local evidence, with a joint degree and master's in property and planning behind it.
- I see your sale through to completion myself.
- Deep local knowledge, and reachable well beyond nine to five.
- Independent, so my advice answers only to you.
The Philosophy
There are two things we can control together to secure your sale: Marketing and Pricing.
I cannot move the wider market, but together we control how your home is presented and priced within it. A good sale comes from strong presentation paired with honest, evidence-led pricing. I do not rely on hope — I work to secure the best outcome the market will give.
Uncompromising
Marketing.
Great results start with presentation. In practice the first viewing now happens on a screen, so a home has to earn attention there first. I photograph and present your home as a destination, not a listing — editorial-grade imagery, considered design, and prose that tells the story of the property rather than describing it.
2. Pricing
Pricing well is both an art and a science. It rests on real evidence, but the final read takes considered judgement and experience. My degree-level education in valuation methodology sits behind the honest, data-led figure I give you, so your home is priced to protect its value and secure the best outcome.
The Momentum Curve
(Accurately Priced)
(Overvalued)
Editorial Presentation
Every home gets the same treatment: editorial-grade photography, considered design, and prose that sells the place rather than just describing it.
Recent sales, and what made the difference.
STILL MEADOW, SLIMBRIDGE
On the market with another agent for over a year. No sale.
I took on the instruction, relaunched with fresh marketing and sold it within six weeks. Rose and Michael Clift were able to downsize into a bungalow near their family.
"Adam was absolutely amazing and extremely helpful throughout the process of selling their property and eventually moving to be near us."
Beverley Clift, on behalf of Rose and Michael Clift
16 BLUE CEDAR CLOSE, YATE
Two high street agents. Neither delivered. I relaunched the property, managed a fall-through, restructured the transaction and completed the sale effectively.
"We had nothing but trouble with high street estate agents and next to no communication from them. I then decided to list with Adam and I can honestly say he did what was asked, was really proactive in getting people in to view and has been immensely helpful throughout the process."
Nikki Gear
ELMFIELD HOUSE, EBLEY
Stalled with another agent. I relaunched it, found the right buyer and saw the sale through — allowing Ros and Anthony to move into their retirement home, and a family to move into theirs.
"A true professional, succeeding where large organisations have failed."
Anthony Scott-Hodgetts
257 Sundridge Road
The Secure Reservation Guarantee.
33%
FALL-THROUGH RISK
National Average
Over one-third (33%) of all UK home sales collapse before exchange, costing sellers thousands in wasted fees.
5%
SECURE PIPELINE
Secure Reservation
By requiring a mutual financial commitment on day one, we reduce the transaction collapse rate to under 5%.
As an additional layer of protection, I can utilise a legally binding Secure Reservation Agreement. When a buyer makes an offer, both you and the buyer sign an agreement with a binding financial commitment.
How the Reservation Works
Both parties sign the Reservation Agreement establishing compensation paid by the defaulting party if they break the deal before exchange.
The buyer is granted a period of exclusivity to complete the purchase, legally locking out competitors and securing the agreed price.
If the buyer breaks the agreement, our partnered legal provider guarantees the compensation to you directly.
The “Sale Ready” Option.
Securing your transaction early.
For properties where speed and transaction security are paramount, I offer the option to list under my Sale Ready Framework. By instructing our partnered legal team to prepare the contracts and order local authority searches on day one, we compile the entire legal pack in the background while marketing your home.
The moment you accept an offer, the complete contract pack is instantly delivered to the buyer's solicitor — bypassing the typical six-week delay and accelerating your timeline to exchange.
- Title & Property Information Forms
Completed and verified on day one.
- Local Authority Searches
Ordered immediately, bypassing council backlogs.
- Draft Contract Pack
Instantly sent to the buyer's solicitor the moment you accept an offer.
Success is where
preparation meets
opportunity.
— Seneca
Painswick Market Data.
£591,982
Average sold price · 12 months to December 2025
HM Land Registry
£631,000
Average sold price (2021–present)
HM Land Registry
+26%
5-year price change
HM Land Registry
45
Sales last 12 months
% vs prior year
1227
Typical home (sq.ft)
EPC Register
What homes sell for in Painswick
Most Painswick homes sell for between £326,000 and £770,000, with a median of £487,000.
Lower Quartile
£326,000
Median
£487,000
Upper Quartile
£770,000
Price per sq.ft in Painswick
Most homes sell for between £367 and £551 per sq.ft (median £442/sq.ft, or £4752/sqm).
Lower Quartile
£367
Median
£442
Upper Quartile
£551
Based on 246 sales matched to EPC floor area records. Source: HM Land Registry and EPC Register.
Average property prices by type
Average sold prices, with annual sales volume (12 months to June 2025).
Detached
£882,000
13 sold in the last year
Semi-detached
£583,000
5 sold in the last year
Terraced
£393,000
9 sold in the last year
Flat / Maisonette
£348,000
13 sold in the last year
Analysis by Adam Clegg MPlan · Source: HM Land Registry · Updated 2026-07-01
Living and selling in Painswick.
Painswick is a limestone hill town in the Stroud district, long known as the Queen of the Cotswolds. It sits on a ridge between the valleys north of Stroud, its pale stone streets built on the wealth of the medieval and Georgian wool trade, from St Mary's celebrated yew-lined churchyard to the 18th-century Rococo Garden.
Painswick is a predominantly detached, higher-value market. Detached homes account for the largest share of sales at an average of roughly £882,000, followed by terraced homes and flats, with semi-detached homes the smallest group. The median price per square foot across the town is £442.
"Painswick's scarcity is its strength for vendors: a compact, ridge-bound conservation town where detached period stone homes dominate and turnover is low. Genuine Cotswolds heritage draws committed buyers who value the address, and accurate, evidence-led valuation matters most here, where a single street or aspect can move value significantly."
— Adam Clegg, MPlan
Local Infrastructure
Local Schools
- The Croft Primary School
Green Spaces
- Painswick Beacon
- Painswick Rococo Garden
- The Cotswold Way
- St Mary's Churchyard
Events & Markets
- Painswick Clipping Ceremony
- Painswick Rococo Garden Snowdrops
- Painswick Scarecrow Trail
Dining
- The Falcon Inn
- The Royal Oak
- The Beacon Bar & Kitchen
- St Mary's Church
"Adam has been most helpful and supportive in the process and purchase of my new home. He has a very responsive manner and all queries have been promptly dealt with. Adam obviously enjoys his work and is genuinely interested in the welfare of his clients. Thank you Adam you made my house move less stressful and I am now enjoying the comfort of my forever home"
The Market Pulse
My free monthly local market update. Real price data and what's actually selling across Stroud, the Five Valleys and the Cotswolds, plus the occasional note from me. No spam, unsubscribe anytime.
How I Work
The Process.
Valuation.
An honest, evidence-based appraisal of your Painswick home. I look at genuine comparables, recent local sold data, and what makes your home specific.
Strategy.
A marketing plan built around your home, the right asking strategy and the precise buyer I need to reach.
Marketing.
Stunning photography, considered design and prose, all launched for maximum early impact.
Negotiation.
I conduct every viewing personally, field the feedback and negotiate the offers to secure the best price for your home.
Completion.
I deal with solicitors, surveyors and the chain to keep the transaction moving forward through to key handover.
Takes 60 seconds · 100% Secure · No obligation
Request your free valuation
Tell me about your property and when suits, and I'll call you back to arrange a convenient time.
Frequently asked questions
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