# 13 WEST VIEW, CREECH ST MICHAEL, TAUNTON, SOMERSET, TA3 5QP

## Property details

- Slug: `2f8bf82` (address key hash: `2f8bf82aa408864f5f4787d515f370aa4e9d9bbf`)
- Postcode: TA3 5QP
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 64 m²
- EPC rating: D
- Year built: England and Wales: 1950-1966
- Last sold: £200,000 Feb 2026
- Price per m²: £3,125/m²
- Local average: £265,864 (11 sales)
- Street crime: 25 incidents within 1 mile (May 2026)

## Latest sale

- Price: £200,000
- Date: 2026-02-16
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 12/05/2035
- **Current heating cost:** £878/year
- **Est. upgrade cost to C:** £15,500

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- 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/7635-2325-4500-0027-0296)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-16 | £200,000 | Terraced | — | £202,224 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-ac97-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 13 WEST VIEW, CREECH ST MICHAEL, TAUNTON, SOMERSET, TA3 5QP | £200,000 | 16/02/2026 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167663402](http://87.117.209.195:8080/listings/bab394f)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £200,000 |
| listed | 2025-10-01 | £215,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 7 WEST VIEW, CREECH ST MICHAEL, TAUNTON, SOMERSET, TA3 5QP | £180,000 | 18/02/2025 | Terraced |
| 3 TRISTRAM DRIVE, CREECH ST MICHAEL, TAUNTON, SOMERSET, TA3 5QU | £225,000 | 20/11/2023 | Terraced |
| 65 TRISTRAM DRIVE, CREECH ST MICHAEL, TAUNTON, SOMERSET, TA3 5QX | £225,000 | 20/10/2023 | Terraced |
| 21 WEST VIEW, CREECH ST MICHAEL, TAUNTON, SOMERSET, TA3 5QP | £190,000 | 18/05/2023 | Terraced |
| 44 LEIGHTON DRIVE, CREECH ST MICHAEL, TAUNTON, SOMERSET, TA3 5DW | £96,500 | 27/01/2023 | Terraced |
| 21 TRISTRAM DRIVE, CREECH ST MICHAEL, TAUNTON, SOMERSET WEST AND TAUNTON, SOMERSET, TA3 5QU | £255,000 | 20/12/2022 | Terraced |
| 74 LEIGHTON DRIVE, CREECH ST MICHAEL, TAUNTON, SOMERSET, TA3 5DW | £256,500 | 20/12/2022 | Terraced |
| 9 ALEXANDER CLOSE, CREECH ST MICHAEL, TAUNTON, SOMERSET, TA3 5DY | £255,000 | 16/12/2022 | Terraced |
| 67 TRISTRAM DRIVE, CREECH ST MICHAEL, TAUNTON, SOMERSET WEST AND TAUNTON, SOMERSET, TA3 5QX | £235,000 | 09/12/2022 | Terraced |
| 13 COOKS CLOSE, CREECH ST MICHAEL, TAUNTON, SOMERSET WEST AND TAUNTON, SOMERSET, TA3 5EA | £235,000 | 24/11/2022 | Terraced |
| 18 HOPKINS FIELD, CREECH ST MICHAEL, TAUNTON, SOMERSET, TA3 5FE | £240,000 | 01/09/2022 | Terraced |
| 39 ARUNDELLS WAY, CREECH ST MICHAEL, TAUNTON, SOMERSET WEST AND TAUNTON, SOMERSET, TA3 5QT | £260,000 | 07/06/2022 | Terraced |
| 1 TRISTRAM DRIVE, CREECH ST MICHAEL, TAUNTON, SOMERSET WEST AND TAUNTON, SOMERSET, TA3 5QU | £270,000 | 11/02/2022 | Terraced |
| 7 ALEXANDER CLOSE, CREECH ST MICHAEL, TAUNTON, SOMERSET WEST AND TAUNTON, SOMERSET, TA3 5DY | £150,000 | 30/09/2021 | Terraced |

**Area average:** £219,500 (14 sales)

## Capital growth trend

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

- **5y growth:** -12.6%
- **10y growth:** 71.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 5.5%
- **5y growth (index):** 16.1%
- **10y growth (index):** 41.6%

## Rental Range

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

- **Low:** £1,111/mo
- **Realistic:** £1,234/mo
- **Optimistic:** £1,357/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Taunton & West Somerset (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed End Terrace, Beacon Close, TA2 | £1,375/mo | 3 | 0.81 miles | OpenRent |

**Average rent: £1,375/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.69% (weak for cashflow)
- **Max investor price (0.8%):** £171,875
- **Target investor price (1%):** £137,500

*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 £1,375/mo).*

- **Gross yield:** 8.3%
- **Cost-to-rent:** 12.1×
- **Monthly cashflow:** £425/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.8%

*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 | 15 |
| Anti-social behaviour | 3 |
| Criminal damage and arson | 3 |
| Other crime | 2 |
| Other theft | 2 |
| **Total incidents** | **25** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Creech St Michael Church of England Primary School | Primary | 0.1 miles | Good — 18 May 2016 |
| Cambian Somerset School | Other | 0.4 miles | Good — 18 May 2022 |
| Ruishton Church of England School | Primary | 0.8 miles | Good — 8 May 2023 |
| West Monkton Church of England School | Primary | 0.9 miles | Good — 11 Jul 2014 |
| Monkton Wood Academy | Secondary | 1.1 miles | Inadequate — 24 May 2023 |

## FENSA Certificates

This property has 6 FENSA certificate(s) on record.

### FENSA Certificate #11265077
- **Address:** 13 West View, Creech St. Michael, TA3 5QP
- **Certificate Issued:** 19/10/2015
- **Work Completed:** 08/10/2015
- **Items:** 2 window(s)

### FENSA Certificate #9114131
- **Address:** 13 West View, Creech St. Michael, TA3 5QP
- **Certificate Issued:** 10/10/2012
- **Work Completed:** 28/09/2012
- **Items:** 1 window(s)

### FENSA Certificate #8035427
- **Address:** 13 West View, Creech St. Michael, TA3 5QP
- **Certificate Issued:** 14/03/2011
- **Work Completed:** 03/02/2011
- **Items:** 1 door(s)

### FENSA Certificate #7350911
- **Address:** 13 West View, Creech St. Michael, TA3 5QP
- **Certificate Issued:** 10/05/2010
- **Work Completed:** 06/04/2010
- **Items:** 3 window(s)

### FENSA Certificate #7064536
- **Address:** 13 West View, Creech St. Michael, TA3 5QP
- **Certificate Issued:** 11/01/2010
- **Work Completed:** 10/12/2009
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #2350762
- **Address:** 13 West View, Creech St. Michael, TA3 5QP
- **Certificate Issued:** 27/12/2004
- **Work Completed:** 03/12/2004
- **Items:** 3 window(s)