Semi-Detached

89 ENGLISHCOMBE LANE

BATH, BATH AND NORTH EAST SOMERSET, BA2 2EH

£353,000

Location

Map view View on Google Maps View on OpenStreetMap Street View BA2 2EH

Nearby

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

Type Name Distance
Bus stop Cedar Grove 0.1 miles
Shop Images Hair 0.1 miles
Train station Oldfield Park 0.8 miles
University University of Bath 2.4 miles
Hospital Frome Community Hospital 9.5 miles

Property details

Tenure

Freehold

Property type

Semi-detached

Bedrooms

3

Bathrooms

1

Floor area

104 m²

EPC rating

F

Year built

England and Wales: 1900-1929

Last sold

£353,000 Feb 2026

Price per m²

£3,394/m²

Local average

£525,429 (61 sales)

Street crime

282 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: F

Potential rating: B

Inspection date: 17/04/2024

Expiry date: 16/04/2034

Current heating cost: £4,098/year

Potential heating cost: £1,244/year

Est. upgrade cost to C: £35,210

Recommendations

  • Flat roof or sloping ceiling insulation (£850 - £1,500)
  • Cavity wall insulation (£500 - £1,500)
  • 50 mm internal or external wall insulation (£4,000 - £14,000)
  • Floor insulation (suspended floor) (£800 - £1,200)
  • Floor insulation (solid floor) (£4,000 - £6,000)
  • Draughtproof single-glazed windows (£80 - £120)
  • Low energy lighting for all fixed outlets (£35)
  • High heat retention storage heaters and dual immersion cylinder (£1,600 - £2,400)
  • Solar water heating (£4,000 - £6,000)
  • Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
  • High performance external doors (£1,500)
  • Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event Date Price Type % change Today’s value (HPI) Action
Sold 06/02/2026 £353,000 Semi-detached — £353,702 to April 2026 View transaction

Historic listings

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

Event Date Price
sold 01/01/2026 £353,000
listed 17/05/2025 £395,000

Photos · Open listing

Open image 1 from listing 162093188 Open image 2 from listing 162093188 Open image 3 from listing 162093188 Open image 4 from listing 162093188 Open image 5 from listing 162093188 Open image 6 from listing 162093188 Open image 7 from listing 162093188 Open image 8 from listing 162093188 Open image 9 from listing 162093188 Open image 10 from listing 162093188 Open image 11 from listing 162093188 Open image 12 from listing 162093188

Sold comparables

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

Address Price Date Type
14 ACACIA GROVE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2HG £375,000 28/11/2025 Semi-detached
69 ENGLISHCOMBE LANE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2EE £1,200,000 05/08/2025 Semi-detached
36 THE OVAL, BATH, BATH AND NORTH EAST SOMERSET, BA2 2HD £350,000 11/12/2023 Semi-detached
6 STIRTINGALE ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 2NF £420,000 24/11/2023 Semi-detached
47 STIRTINGALE ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 2NG £319,000 03/11/2023 Semi-detached
28 THE OVAL, BATH, BATH AND NORTH EAST SOMERSET, BA2 2HB £650,000 14/02/2023 Semi-detached
20 STIRTINGALE AVENUE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2NQ £449,000 20/10/2022 Semi-detached
128 THE OVAL, BATH, BATH AND NORTH EAST SOMERSET, BA2 2HF £401,750 05/09/2022 Semi-detached
56 THE OVAL, BATH, BATH AND NORTH EAST SOMERSET, BA2 2HD £380,000 19/08/2022 Semi-detached
130 ENGLISHCOMBE LANE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2EJ £421,200 27/06/2022 Semi-detached
47 ENGLISHCOMBE LANE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2EE £1,362,000 25/05/2022 Semi-detached
31B ENGLISHCOMBE LANE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2EE £715,000 18/03/2022 Semi-detached
43 STIRTINGALE ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 2NG £395,000 25/02/2022 Semi-detached
12 BEECH GROVE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2HL £441,000 25/02/2022 Semi-detached
21 STIRTINGALE AVENUE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2NQ £418,550 09/02/2022 Semi-detached
9 ASH GROVE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2HQ £335,000 28/01/2022 Semi-detached
6 MOORFIELDS ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 2HW £279,950 03/12/2021 Semi-detached
6 BEECH GROVE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2HL £293,000 26/11/2021 Semi-detached
167 ENGLISHCOMBE LANE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2EL £435,000 26/11/2021 Semi-detached
47 THE OVAL, BATH, BATH AND NORTH EAST SOMERSET, BA2 2HD £320,000 29/10/2021 Semi-detached

Area average: £498,023 (20 sales)

For sale comparables

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

Capital growth trend

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

5y growth -1.9%
10y growth 35.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Bath and North East Somerset. Series: Semi-detached. As of April 2026.

1y (index) 0.3%
5y (index) 16.3%
10y (index) 38.5%

Rental Range

Estimated market rent for Bath and North East Somerset. Low = conservative, Realistic = average, Optimistic = best case.

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

Based on Local Authority from postcode lookup → Bath and North East Somerset.

LHA (30th percentile) 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, Brougham Hayes, BA2 £2,950/mo 3 0.88 miles OpenRent

Average rent: £2,950/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.84%
Max investor price (0.8%) £368,750
Target investor price (1%) £295,000
Gross yield 10%
Cost-to-rent ratio 10×
Monthly cashflow £1,240/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 14.5%
  • 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

Not in Flood Risk Area (no data)

Street-level crime

Category Count
Violence and sexual offences 78
Shoplifting 66
Anti-social behaviour 24
Burglary 22
Public order 22
Criminal damage and arson 21
Other theft 19
Vehicle crime 12
Drugs 5
Other crime 5
Robbery 4
Possession of weapons 2
Bicycle theft 1
Theft from the person 1
Total incidents 282

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. Data from Get Information about Schools and Ofsted.

Name Type Distance Ofsted
Moorlands Junior School Primary 0.2 miles Good — 4 May 2023
Moorlands Infant School Primary 0.2 miles Good — 9 Jul 2023
Oldfield Park Junior School Primary 0.4 miles Good — 25 Oct 2012
St John's Catholic Primary School Primary 0.4 miles Good — 18 Oct 2023
St Philip's CofE Primary School Primary 0.5 miles — (Inspected (no overall grade))

FENSA

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