# 2 TENNYSON PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 4QZ

## Property details

- Slug: `7c8120a` (address key hash: `7c8120ab20fb20a0c07eb851925a04a745a2052e`)
- Postcode: BA2 4QZ
- Transactions on record: 4

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 3
- Floor area: 116 m²
- EPC rating: C
- Year built: England and Wales: 2007-2011
- Last sold: £857,500 Feb 2026
- Price per m²: £7,392/m²
- Local average: £522,568 (62 sales)
- Street crime: 550 incidents within 1 mile (May 2026)

## Latest sale

- Price: £857,500
- Date: 2026-02-06
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 26/10/2035
- **Current heating cost:** £674/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9207-0200-5705-4311-1114)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £857,500 | Semi-detached | +22.5% | £859,205 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-96c5-d8ea-e063-4704a8c0bf7d) |
| Sold | 2018-07-20 | £700,000 | Semi-detached | +66.7% | £890,909 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/726bf13b-4342-0a46-e053-6c04a8c01d0d) |
| Sold | 2011-10-07 | £420,000 | Semi-detached | +19.3% | £782,551 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/6bcb290b-05d3-441d-9949-f4f82cc28594) |
| Sold | 2007-08-22 | £352,000 | Semi-detached | — | £618,146 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/bf4e5c35-8bb3-481f-b1fc-dd3e155af339) |

*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 |
|---------|-------|------|------|
| 2 TENNYSON PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 4QZ | £857,500 | 06/02/2026 | Semi-detached |
| 2 TENNYSON PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 4QZ | £700,000 | 20/07/2018 | Semi-detached |
| 2 TENNYSON PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 4QZ | £420,000 | 07/10/2011 | Semi-detached |
| 2 TENNYSON PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 4QZ | £352,000 | 22/08/2007 | Semi-detached |

## Historic listings

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

- Matched listing: [168954752](http://87.117.209.195:8080/listings/1435a32)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £857,500 |
| listed | 2025-11-04 | £875,000 |
| sold | 2018-01-01 | £700,000 |
| sold | 2011-01-01 | £420,000 |
| sold | 2007-01-01 | £352,000 |
| sold | 2001-01-01 | £240,000 |
| sold | 2001-01-01 | £249,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HIGHLANDS BEECHEN CLIFF ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 4QS | £1,000,000 | 04/12/2025 | Semi-detached |
| 11 BLOOMFIELD AVENUE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3AB | £1,100,000 | 28/09/2023 | Semi-detached |
| BEECH LODGE BEECHEN CLIFF ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 4QT | £1,400,000 | 26/09/2023 | Semi-detached |
| 114 WELLS ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 3AH | £685,000 | 07/09/2023 | Semi-detached |
| 3 BLOOMFIELD ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 2AD | £1,200,000 | 24/07/2023 | Semi-detached |
| SHIRLEY COTTAGE BEECHEN CLIFF ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 4QS | £1,350,000 | 05/04/2023 | Semi-detached |
| 2 CHAUCER VILLAS, BATH, BATH AND NORTH EAST SOMERSET, BA2 4QY | £1,387,500 | 03/02/2023 | Semi-detached |
| 9 BLOOMFIELD ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 2AD | £1,350,000 | 18/08/2022 | Semi-detached |
| 45 WELLSWAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 4RS | £684,000 | 24/02/2022 | Semi-detached |
| WYNCHLOWS, 50 GREENWAY LANE, BATH, BATH AND NORTH EAST SOMERSET, BA2 4LW | £570,000 | 23/02/2022 | Semi-detached |
| 43 WELLSWAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 4RS | £705,000 | 18/02/2022 | Semi-detached |
| 42 GREENWAY LANE, BATH, BATH AND NORTH EAST SOMERSET, BA2 4LW | £675,000 | 27/09/2021 | Semi-detached |
| 7 GREENWAY LANE, BATH, BATH AND NORTH EAST SOMERSET, BA2 4LJ | £750,000 | 03/09/2021 | Semi-detached |
| 53 WELLSWAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 4RS | £735,000 | 27/08/2021 | Semi-detached |

**Area average:** £970,821 (14 sales)

## Capital growth trend

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

- **5y growth:** -0.9%
- **10y growth:** 41.5%

## House Price Index (HM Land Registry)

*Official index for Bath and North East Somerset; Semi-detached series; as of April 2026.*

- **1y growth (index):** 0.3%
- **5y growth (index):** 16.3%
- **10y growth (index):** 38.5%

## Rental Range

*ONS Price Index of Private Rents (Bath and North East Somerset). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,693/mo
- **Realistic:** £1,881/mo
- **Optimistic:** £2,069/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Bath (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 Terraced House, Moorfields Road, BA2 | £2,295/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed Flat, Abbey Green, BA1 | £2,750/mo | 3 | 0.61 miles | OpenRent |

**Average rent: £2,523/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £315,375
- **Target investor price (1%):** £252,300

*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 £2,523/mo).*

- **Gross yield:** 3.5%
- **Cost-to-rent:** 28.3×
- **Monthly cashflow:** £-1,131/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.5%

*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 | 149 |
| Shoplifting | 101 |
| Anti-social behaviour | 100 |
| Public order | 65 |
| Criminal damage and arson | 33 |
| Other theft | 32 |
| Burglary | 17 |
| Robbery | 14 |
| Vehicle crime | 13 |
| Drugs | 6 |
| Possession of weapons | 6 |
| Theft from the person | 6 |
| Other crime | 5 |
| Bicycle theft | 3 |
| **Total incidents** | **550** |

*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 |
|------|------|----------|--------|
| Beechen Cliff School | Secondary | 0.2 miles | Good — 8 Nov 2023 |
| The Paragon School, Junior School of Prior Park College | Other | 0.4 miles | — (No rating) |
| Hayesfield Girls School | Secondary | 0.4 miles | Good — 5 Apr 2017 |
| Bath College | Other | 0.5 miles | — (No rating) |
| St John's Catholic Primary School | Primary | 0.5 miles | Good — 18 Oct 2023 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #10636133
- **Address:** 2 Tennyson Place, Milton Avenue, BA2 4QZ
- **Certificate Issued:** 10/11/2014
- **Work Completed:** 23/10/2014
- **Items:** 1 window(s)