# LEOPOLD HOUSE 81 PERCY TERRACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3GE

## Property details

- Slug: `f028930` (address key hash: `f02893072973b2d09bc068deec08ad845a4f722d`)
- Postcode: BA2 3GE
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 2
- Last sold: £443,000 Feb 2026
- Local average: £361,892 (44 sales)
- Street crime: 614 incidents within 1 mile (May 2026)

## Latest sale

- Price: £443,000
- Date: 2026-02-20
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £443,000 | Flat | +3% | £439,766 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-ab39-8922-e063-4804a8c094d0) |
| Sold | 2016-03-30 | £430,000 | Flat | — | £502,282 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/3e0330f0-52fd-8d89-e050-a8c062052140) |

*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 |
|---------|-------|------|------|
| LEOPOLD HOUSE 81 PERCY TERRACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3GE | £443,000 | 20/02/2026 | Flat |
| LEOPOLD HOUSE 81 PERCY TERRACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3GE | £430,000 | 30/03/2016 | Flat |

## Historic listings

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

- Matched listing: [163527617](http://87.117.209.195:8080/listings/50ac83e)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £443,000 |
| listed | 2025-06-19 | £450,000 |
| sold | 2016-01-01 | £430,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ST. PETERS COURT FLAT 3 DORSET CLOSE, TWERTON, BATH, BATH AND NORTH EAST SOMERSET, BA2 3RF | £246,250 | 09/01/2026 | Flat |
| RIVER VIEW COURT FLAT 8 NORTH BUILDING VICTORIA BRIDGE ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA1 3EZ | £210,000 | 17/12/2025 | Flat |
| RIVER VIEW COURT FLAT 3 SOUTH BUILDING VICTORIA BRIDGE ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA1 3FA | £460,000 | 29/10/2025 | Flat |
| BEATRICE HOUSE 9 STOTHERT AVENUE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3FW | £250,000 | 31/01/2025 | Flat |
| ST PETER'S PLACE FLAT 20 LOWER BRISTOL ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 3EP | £345,000 | 24/11/2023 | Flat |
| CORINTHIAN FLAT 52 MIDLAND ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 3FT | £335,000 | 01/08/2023 | Flat |
| HIGHGATE 34 LONGMEAD TERRACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3WH | £800,000 | 30/06/2023 | Flat |
| HIGHGATE 22 LONGMEAD TERRACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3WH | £260,000 | 22/05/2023 | Flat |
| LEOPOLD HOUSE 13 PERCY TERRACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3GE | £250,000 | 19/05/2023 | Flat |
| PALLADIAN 99 VICTORIA BRIDGE ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 3FL | £270,000 | 31/03/2023 | Flat |
| HIGHGATE 19 LONGMEAD TERRACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3WH | £385,000 | 12/12/2022 | Flat |
| ALEXANDRA HOUSE 31 MIDLAND ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 3GD | £395,000 | 07/12/2022 | Flat |
| HIGHGATE 17 LONGMEAD TERRACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3WH | £215,000 | 29/11/2022 | Flat |
| ALEXANDRA HOUSE 30 MIDLAND ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 3GD | £405,000 | 31/10/2022 | Flat |
| PALLADIAN 102 VICTORIA BRIDGE ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 3FL | £625,000 | 31/10/2022 | Flat |
| ST. PETERS COURT FLAT 3 DORSET CLOSE, TWERTON, BATH, BATH AND NORTH EAST SOMERSET, BA2 3RF | £250,000 | 18/10/2022 | Flat |
| HIGHGATE 85 LONGMEAD TERRACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3WL | £475,000 | 16/09/2022 | Flat |
| ALEXANDRA HOUSE 9 MIDLAND ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 3GD | £425,000 | 09/09/2022 | Flat |
| ST PETER'S PLACE FLAT 7 LOWER BRISTOL ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 3EP | £355,000 | 06/09/2022 | Flat |
| IMPERIAL 17 STOTHERT AVENUE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3FH | £261,000 | 26/08/2022 | Flat |

**Area average:** £360,863 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Portland Place, Bath, BA1](http://87.117.209.195:8080/listings/a71b2fd) | £650,000 | 2 | Flat | 0.66 mi |
| [Bath Street, Bath](http://87.117.209.195:8080/listings/0ea6f1d) | £425,000 | 2 | Flat | 0.66 mi |

## Capital growth trend

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

- **5y growth:** -5.3%
- **10y growth:** 47.3%

## House Price Index (HM Land Registry)

*Official index for Bath and North East Somerset; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -4.3%
- **5y growth (index):** 2.4%
- **10y growth (index):** 18.9%

## 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 |
|------|------|------|------|------|
| 2 Bed Flat, St. Martins Court, BA2 | £1,300/mo | 2 | 1.83 miles | OpenRent |
| 2 Bed Terraced House, Meadow Drive, BA2 | £1,400/mo | 2 | 2.09 miles | OpenRent |
| 2 Bed Semi-Detached House, Rose Cottages, BA2 | £1,679/mo | 2 | 2.39 miles | OpenRent |

**Average rent: £1,460/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 3.8%
- **Cost-to-rent:** 26.4×
- **Monthly cashflow:** £-510/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.8%

*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:** 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 |
|----------|-------|
| Violence and sexual offences | 159 |
| Shoplifting | 121 |
| Anti-social behaviour | 105 |
| Public order | 72 |
| Criminal damage and arson | 33 |
| Other theft | 32 |
| Burglary | 28 |
| Vehicle crime | 17 |
| Robbery | 13 |
| Drugs | 9 |
| Other crime | 8 |
| Possession of weapons | 6 |
| Theft from the person | 6 |
| Bicycle theft | 5 |
| **Total incidents** | **614** |

*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 |
|------|------|----------|--------|
| Oldfield Park Infant School | Primary | 0.2 miles | Good — 8 Sep 2015 |
| Hayesfield Girls School | Secondary | 0.5 miles | Good — 5 Apr 2017 |
| St Andrew's Church School | Primary | 0.5 miles | Good — 3 Jul 2022 |
| Bath Academy | Other | 0.5 miles | — (No rating) |
| Bath College | Other | 0.6 miles | — (No rating) |