# 89 ENGLISHCOMBE LANE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2EH

## Property details

- Slug: `f593136` (address key hash: `f59313678d358560f2017342ebdc830fb888b27d`)
- Postcode: BA2 2EH
- Transactions on record: 1

- 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)

## Latest sale

- Price: £353,000
- Date: 2026-02-06
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** B
- **Expiry date:** 16/04/2034
- **Current heating cost:** £4,098/year
- **Est. upgrade cost to C:** £35,210

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- D (£80 - £120)
- E (£35)
- L2 (£1,600 - £2,400)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- X (£1,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2100-6304-9140-9001-3291)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-06 | £353,000 | Semi-detached | — | £353,702 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673e-d241-d8ea-e063-4704a8c0bf7d) |

*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 |
|---------|-------|------|------|
| 89 ENGLISHCOMBE LANE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2EH | £353,000 | 06/02/2026 | 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: [162093188](http://87.117.209.195:8080/listings/c39e689)

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

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 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 |
| 167 ENGLISHCOMBE LANE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2EL | £435,000 | 26/11/2021 | Semi-detached |
| 6 BEECH GROVE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2HL | £293,000 | 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)

## Capital growth trend

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

- **5y growth:** -1.7%
- **10y growth:** 38.5%

## 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, Brougham Hayes, BA2 | £2,950/mo | 3 | 0.88 miles | OpenRent |

**Average rent: £2,950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.84% (okay)
- **Max investor price (0.8%):** £368,750
- **Target investor price (1%):** £295,000

*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 £2,950/mo).*

- **Gross yield:** 10%
- **Cost-to-rent:** 10×
- **Monthly cashflow:** £1,240/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.5%

*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 | 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.*

| 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)) |