Detached

THE OLD WELL HOUSE HAM HILL ROAD

HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XE

£390,000

Location

Map view View on Google Maps View on OpenStreetMap Street View BA22 8XE

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Unknown	1.1 miles
Shop	Unknown	1.2 miles
University	University Centre Yeovil	2.4 miles
Train station	Yeovil Pen Mill	4.0 miles
Hospital	NG Cleaning Services	4.0 miles

Property details

Tenure

Freehold

Property type

Detached

Floor area

108 m²

EPC rating

Year built

England and Wales: before 1900

Last sold

£390,000 Feb 2026

Price per m²

£3,611/m²

Local average

£471,523 (37 sales)

Street crime

4 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 22/09/2025

Expiry date: 21/09/2035

Current heating cost: £1,504/year

Potential heating cost: £806/year

Est. upgrade cost to C: £26,800

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£900 - £1,200)
50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (solid floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	18/02/2026	£390,000	Detached	—	£387,578 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
15A REX ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XP	£298,000	18/12/2025	Detached
APPLE TREE COTTAGE HAM HILL ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XE	£392,000	03/07/2024	Detached
23 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8UR	£300,000	30/11/2023	Detached
ROSEWAY HAM HILL ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XE	£230,000	30/11/2023	Detached
STEEPHOLME, 2 ORCHARD CLOSE, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XR	£305,000	16/05/2023	Detached
DRAYWOOD COTTAGE, 1 CHAPEL HILL, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8UH	£295,000	10/02/2023	Detached
8 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR	£469,000	25/11/2022	Detached
GLEBE LODGE STREET LANE, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UP	£445,000	23/11/2022	Detached
THE MAGNOLIAS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UQ	£530,500	23/09/2022	Detached
15A REX ROAD, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8XP	£300,000	24/03/2022	Detached
THE OLD CHAPEL CHAPEL HILL, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UH	£661,250	06/01/2022	Detached
26 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR	£390,000	20/09/2021	Detached
15 ORCHARD CLOSE, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8XR	£257,000	10/09/2021	Detached
1 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR	£385,000	23/07/2021	Detached
31 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR	£360,000	29/06/2021	Detached
25 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR	£385,000	29/06/2021	Detached

Area average: £375,172 (16 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth -4.9%

10y growth 32.5%

House Price Index (HM Land Registry — official index, not sold-price averages): South West. Series: Detached. As of March 2026.

1y (index) 0.9%

5y (index) 13.2%

10y (index) 32.4%

Rental Range

Estimated market rent for South West. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,108/mo

Realistic £1,231/mo

Optimistic £1,354/mo

Based on Region from postcode lookup → South West.

LHA (30th percentile) floor for Yeovil: 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
4 Bed Terraced House, Sandpiper Drive, BA22	£1,500/mo	4	1.07 miles	OpenRent
5 Bed Terraced House, Sandpiper Drive, BA22	£2,500/mo	5	1.1 miles	OpenRent
2 Bed Terraced House, Foxglove Way, BA22	£995/mo	2	1.12 miles	OpenRent
1 Bed Flat, Ritchie Road, BA22	£685/mo	1	1.21 miles	OpenRent
1 Bed Flat, Vanguard Court, BA22	£800/mo	1	1.22 miles	OpenRent

Average rent: £1,296/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.26%

Max investor price (0.8%) £124,375

Target investor price (1%) £99,500

Gross yield 3.1%

Cost-to-rent ratio 32.7×

Monthly cashflow £-665/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Job (default Low)

Street-level crime

Category	Count
Anti-social behaviour	2
Violence and sexual offences	2
Total incidents	4

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
All Saints Church School	Primary	1.0 miles	Good — 10 Mar 2014
Kingfisher Primary School	Primary	1.2 miles	Outstanding — 13 Jun 2019
West Coker CofE VC Primary School	Primary	1.2 miles	Good — 23 Jun 2024
Cambian Lufton College	Other	1.3 miles	— (No rating)
Stanchester Academy	Secondary	1.7 miles	— (Inspected (no overall grade))

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# THE OLD WELL HOUSE HAM HILL ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XE

## Property details

- Slug: `e17563c` (address key hash: `e17563c722ef564ac476d30a02e167ef1f831b84`)
- Postcode: BA22 8XE
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Floor area: 108 m²
- EPC rating: D
- Year built: England and Wales: before 1900
- Last sold: £390,000 Feb 2026
- Price per m²: £3,611/m²
- Local average: £471,523 (37 sales)
- Street crime: 4 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £390,000
- Date: 2026-02-18
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 21/09/2035
- **Current heating cost:** £1,504/year
- **Est. upgrade cost to C:** £26,800

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0400-7823-0722-2526-3153)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-18 | £390,000 | Detached | — | £387,578 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-a929-8922-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 |
|---------|-------|------|------|
| THE OLD WELL HOUSE HAM HILL ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XE | £390,000 | 18/02/2026 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15A REX ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XP | £298,000 | 18/12/2025 | Detached |
| APPLE TREE COTTAGE HAM HILL ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XE | £392,000 | 03/07/2024 | Detached |
| 23 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8UR | £300,000 | 30/11/2023 | Detached |
| ROSEWAY HAM HILL ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XE | £230,000 | 30/11/2023 | Detached |
| STEEPHOLME, 2 ORCHARD CLOSE, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XR | £305,000 | 16/05/2023 | Detached |
| DRAYWOOD COTTAGE, 1 CHAPEL HILL, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8UH | £295,000 | 10/02/2023 | Detached |
| 8 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR | £469,000 | 25/11/2022 | Detached |
| GLEBE LODGE STREET LANE, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UP | £445,000 | 23/11/2022 | Detached |
| THE MAGNOLIAS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UQ | £530,500 | 23/09/2022 | Detached |
| 15A REX ROAD, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8XP | £300,000 | 24/03/2022 | Detached |
| THE OLD CHAPEL CHAPEL HILL, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UH | £661,250 | 06/01/2022 | Detached |
| 26 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR | £390,000 | 20/09/2021 | Detached |
| 15 ORCHARD CLOSE, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8XR | £257,000 | 10/09/2021 | Detached |
| 1 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR | £385,000 | 23/07/2021 | Detached |
| 31 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR | £360,000 | 29/06/2021 | Detached |
| 25 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR | £385,000 | 29/06/2021 | Detached |

**Area average:** £375,172 (16 sales)

## Capital growth trend

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

- **5y growth:** -4.9%
- **10y growth:** 32.5%

## House Price Index (HM Land Registry)

*Official index for South West; Detached series; as of March 2026.*

- **1y growth (index):** 0.9%
- **5y growth (index):** 13.2%
- **10y growth (index):** 32.4%

## Rental Range

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

- **Low:** £1,108/mo
- **Realistic:** £1,231/mo
- **Optimistic:** £1,354/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Yeovil (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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Sandpiper Drive, BA22 | £1,500/mo | 4 | 1.07 miles | OpenRent |
| 5 Bed Terraced House, Sandpiper Drive, BA22 | £2,500/mo | 5 | 1.1 miles | OpenRent |
| 2 Bed Terraced House, Foxglove Way, BA22 | £995/mo | 2 | 1.12 miles | OpenRent |
| 1 Bed Flat, Ritchie Road, BA22 | £685/mo | 1 | 1.21 miles | OpenRent |
| 1 Bed Flat, Vanguard Court, BA22 | £800/mo | 1 | 1.22 miles | OpenRent |

**Average rent: £1,296/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £124,375
- **Target investor price (1%):** £99,500

*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 £995/mo).*

- **Gross yield:** 3.1%
- **Cost-to-rent:** 32.7×
- **Monthly cashflow:** £-665/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.1%

*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:** Job (default Low)

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

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 2 |
| Violence and sexual offences | 2 |
| **Total incidents** | **4** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| All Saints Church School | Primary | 1.0 miles | Good — 10 Mar 2014 |
| Kingfisher Primary School | Primary | 1.2 miles | Outstanding — 13 Jun 2019 |
| West Coker CofE VC Primary School | Primary | 1.2 miles | Good — 23 Jun 2024 |
| Cambian Lufton College | Other | 1.3 miles | — (No rating) |
| Stanchester Academy | Secondary | 1.7 miles | — (Inspected (no overall grade)) |