# 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:** 27.6%
- **10y growth:** 32.9%

## 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)) |