# 25 THE COOPERAGE, KEYFORD, FROME, SOMERSET, BA11 1JX

## Property details

- Slug: `1c3f44c` (address key hash: `1c3f44c6b7372990a1ba25aafddbd85b1863ca51`)
- Postcode: BA11 1JX
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Floor area: 54 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £228,000 Mar 2026
- Price per m²: £4,222/m²
- Local average: £321,811 (53 sales)
- Street crime: 225 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £228,000
- Date: 2026-03-30
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 27/10/2032
- **Current heating cost:** £343/year
- **Est. upgrade cost to C:** £12,500

### Recommendations
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9380-2428-9200-2622-3181)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-30 | £228,000 | Terraced | — | £230,741 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-6684-b8d0-e063-4704a8c08d98) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 25 THE COOPERAGE, KEYFORD, FROME, SOMERSET, BA11 1JX | £228,000 | 30/03/2026 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 57 KEYFORD, FROME, SOMERSET, BA11 1JT | £370,000 | 19/12/2025 | Terraced |
| 5 SUNNYSIDE, FROME, SOMERSET, BA11 1LD | £380,000 | 12/12/2025 | Terraced |
| 73 KEYFORD, FROME, SOMERSET, BA11 1JR | £290,000 | 26/11/2025 | Terraced |
| 12 KEYFORD TERRACE, FROME, SOMERSET, BA11 1JL | £475,000 | 17/11/2025 | Terraced |
| 38 WOODLAND ROAD, FROME, SOMERSET, BA11 1LF | £182,000 | 28/08/2025 | Terraced |
| 48 BUTTS HILL, FROME, SOMERSET, BA11 1HR | £230,000 | 24/11/2023 | Terraced |
| 49 KEYFORD, FROME, SOMERSET, BA11 1LB | £360,000 | 10/11/2023 | Terraced |
| 15 BUTTS HILL, FROME, SOMERSET, BA11 1HU | £412,000 | 05/09/2023 | Terraced |
| 4 KEYFORD TERRACE, FROME, SOMERSET, BA11 1JL | £467,000 | 15/08/2023 | Terraced |
| 73 KEYFORD, FROME, SOMERSET, BA11 1JR | £300,000 | 11/08/2023 | Terraced |
| 6 LOWER KEYFORD, FROME, SOMERSET, BA11 4AP | £349,000 | 28/04/2023 | Terraced |
| 27 BUTTS HILL, FROME, SOMERSET, BA11 1HX | £465,000 | 03/04/2023 | Terraced |
| 94 LOCKS HILL, FROME, SOMERSET, BA11 1NG | £465,000 | 28/03/2023 | Terraced |
| 63 KEYFORD, FROME, MENDIP, SOMERSET, BA11 1JT | £344,000 | 16/12/2022 | Terraced |
| 16 NEWINGTON CLOSE, FROME, MENDIP, SOMERSET, BA11 1HW | £250,000 | 25/11/2022 | Terraced |
| 62 KEYFORD, FROME, SOMERSET, BA11 1JT | £310,000 | 04/11/2022 | Terraced |
| 107 LOCKS HILL, FROME, MENDIP, SOMERSET, BA11 1NG | £320,000 | 01/11/2022 | Terraced |
| 14 NEWINGTON CLOSE, FROME, MENDIP, SOMERSET, BA11 1HW | £283,000 | 20/09/2022 | Terraced |
| 67 KEYFORD, FROME, MENDIP, SOMERSET, BA11 1JT | £428,000 | 16/09/2022 | Terraced |
| 26A KEYFORD, FROME, SOMERSET, BA11 1JS | £238,000 | 09/09/2022 | Terraced |

**Area average:** £345,900 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 0.4%
- **10y growth:** 39.8%

## House Price Index (HM Land Registry)

*Official index for South West; Terraced series; as of June 2026.*

- **1y growth (index):** 2.9%
- **5y growth (index):** 9.3%
- **10y growth (index):** 39.5%

## Rental Range

*ONS Price Index of Private Rents (South West). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,112/mo
- **Realistic:** £1,236/mo
- **Optimistic:** £1,360/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Mendip (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Salisbury Terrace, BA11 | £1,650/mo | 3 | 0.09 miles | OpenRent |
| 2 Bed Flat, Selwood Court, BA11 | £975/mo | 2 | 0.12 miles | OpenRent |
| 3 Bed Semi-Detached House, Slipps Close, BA11 | £1,475/mo | 3 | 0.19 miles | OpenRent |
| 1 Bed Flat, Christchurch St East, BA11 | £750/mo | 1 | 0.22 miles | OpenRent |
| 4 Bed Semi-Detached House, The Butts, BA11 | £3,000/mo | 4 | 0.31 miles | OpenRent |
| 1 Bed Flat, Mount House, BA11 | £895/mo | 1 | 0.31 miles | OpenRent |
| 2 Bed Flat, Wine Street, BA11 | £1,830/mo | 2 | 0.34 miles | OpenRent |
| 1 Bed Flat, Portway, BA11 | £795/mo | 1 | 0.35 miles | OpenRent |
| Studio Flat, Frome, BA11 | £620/mo | 1 | 0.38 miles | OpenRent |
| 1 Bed Flat, Caxton Road, BA11 | £1,095/mo | 1 | 0.4 miles | OpenRent |
| 2 Bed Flat, Catherine Street, BA11 | £950/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Flat, Knights Maltings, BA11 | £925/mo | 2 | 0.4 miles | OpenRent |
| 5 Bed Terraced House, Castle Street, BA11 | £2,500/mo | 5 | 0.43 miles | OpenRent |
| 3 Bed Terraced House, Harcourt Mews, BA11 | £1,250/mo | 3 | 0.48 miles | OpenRent |
| 3 Bed End Terrace, Rivers Reach, BA11 | £1,400/mo | 3 | 0.49 miles | OpenRent |
| 2 Bed Flat, Hill Ground, BA11 | £1,200/mo | 2 | 0.66 miles | OpenRent |
| 3 Bed Terraced House, Ellworthy Court, BA11 | £1,550/mo | 3 | 0.76 miles | OpenRent |
| 3 Bed Terraced House, Lower Innox, BA11 | £1,750/mo | 3 | 0.97 miles | OpenRent |

**Average rent: £1,367/mo (18 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £153,125
- **Target investor price (1%):** £122,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,225/mo).*

- **Gross yield:** 6.4%
- **Cost-to-rent:** 15.5×
- **Monthly cashflow:** £180/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 85 |
| Shoplifting | 45 |
| Anti-social behaviour | 35 |
| Public order | 13 |
| Criminal damage and arson | 10 |
| Other theft | 8 |
| Vehicle crime | 8 |
| Burglary | 7 |
| Robbery | 4 |
| Drugs | 3 |
| Bicycle theft | 2 |
| Possession of weapons | 2 |
| Theft from the person | 2 |
| Other crime | 1 |
| **Total incidents** | **225** |

*Within 1 mile during Jul 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| St John's Church of England Voluntary Aided First School, Frome | Primary | 0.2 miles | Requires improvement — 9 Jun 2024 |
| Avanti Park School | Primary | 0.2 miles | Good — 25 Mar 2024 |
| Christ Church First School | Primary | 0.4 miles | Inadequate — 3 Apr 2022 |
| Wessex Lodge School | Other | 0.5 miles | Good — 5 May 2022 |
| Vallis First School | Primary | 0.5 miles | Good — 10 Oct 2014 |