# 3 bedroom cottage for sale (BS29 6NP)

## Property Details

| Key | Value |
|-----|-------|
| Address | QUARRY COTTAGE, WINTHILL, BANWELL, NORTH SOMERSET BS29 6NP |
| Price | £675,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Last sold | £665,000 Aug 2018 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 15/11/2022 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,242/year
- **Est. upgrade cost to C:** £26,953

### Recommendations
- Q (£4,000 - £14,000)
- W (£800 - £1,200)
- C (£15 - £30)
- E (£80)
- I (£2,200 - £3,000)
- U (£9,000 - £14,000)
- V (£1,500 - £4,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9904-2836-7093-9292-2691)

## Description

**DESCRIPTION** **** Tucked away at the end of a leafy lane on the outskirts of Banwell, and set in an impressive plot of just over five acres with stunning views of the surrounding countryside, stabling and outbuildings is Quarry Cottage, a period property dating back to the 1800's with huge potential. The current owners have been in situ for 4 years and in that period have significantly improved both the house and the land, yet as discussed there is still much potential for extension and improvement. It really is a horse lovers paradise, with its large stable block and significant paddock land perfect for keeping the 'gee-gees' safe and secure on site, either for your own horses or to rent out to others (as our current vendors do), the potential in this beautiful position is endless. The main cottage with attractive garden to the frontage is well looked after and spacious, with a character not always present in significantly renovated older properties. It briefly comprises; fitted kitchen/breakfast room, 23' lounge with multi fuel burning stove, dining room, study, utility room, downstairs shower room, three good sized bedrooms (including master bedroom measuring 23') and family bathroom. The property is warmed by double glazing and gas central heating, is set in an elevated private position, so is not overlooked and has some stunning far reaching views (as does a lot of the land) of the countryside surrounding Wint Hill and beyond. The land encompasses approximately 5.3 acres of predominantly paddock land, an orchard, significant off street parking and the outbuildings. The main outbuilding comprises four stables, two tack rooms and lobby with dual entrance doors, it really is a large structure and would in our eyes accommodate any growing family's equestrian needs as well as giving significant potential for rental, if one so wished. There is a also a large hay barn/grain store, a good sized garage and a 21' workshop with potential for a variety of uses.

Quarry Cottage is an unusual property as it has such potential, especially with this quality of land which is so unusual in this area. It really is a fantastically private rural spot, yet crucially you are not isolated with good amenities and schools nearby and good access to the M5 motorway, Weston Super Mare and Bristol... The best of both worlds! An opportunity not to be missed! EPC rating D.

 

**DIRECTIONS** **** Travelling into Banwell on the A368 from the direction of Churchill, at the cross roads turn left and proceed out of the village turning right at Banwell into Rhodyate and then immediately right again into Winthill. Take the first lane on your right continuing almost to the end and Quarry Cottage is on your left hand side. 

**SITUATION** **** The North Somerset village of Banwell is within easy driving distance of Bristol, Weston-super-Mare, Bath, Wells and the national motorway network, making it an ideal choice for the commuter. The village itself has local facilities including shops, pubs, restaurants, churches, primary school and pre-school, with more comprehensive shopping, social and recreational facilities at the above mentioned cities and the coastal town of Weston-super-Mare. Secondary schooling is at nearby Churchill with its associated sports complex and nearby dry-ski slope. The Mendip Hills are close by with an excellent range of country pursuits readily available, including riding, walking and caving, whilst the Chew and Yeo Valley’s with the Chew and Blagdon lakes offering excellent sailing and fishing. The long distance traveller has plenty of choice - there are excellent motorway and rail links, whilst Bristol International Airport is just a short drive away. For further information see the Banwell website - www.banwell.info. 

**WE** **HAVE** **NOTICED** **** What a beautiful spot! It's so unusual to get this amount of land in these locations... Especially with stabling, outbuildings and views. Although the cottage is currently only three bedrooms, it has the total square footage of a house with many more, and there is still significant potential to improve and extend further (subject to appropriate consents). If you are a horsey family, I cannot think of many other properties that can offer what Quarry Cottage does at these figures. 

**PROPERTY** **DETAILS** **** Panel glazed entrance door to: 

**KITCHEN/BREAKFAST** **ROOM** **27' 1" x 6' 9" (8.25m x 2.06m)** Double glazed window to rear aspect, double glazed bow window to side aspect with some countryside views, range of base and eye level units with roll top work surfaces and tiled splashbacks, 1½ style sink and drainer with mixer tap, integral fridge, space for range style cooker, exposed ceiling beams, radiator, understairs storage cupboard, walk in storage cupboard housing electric fuse box, burglar alarm control point.

Doors to dining room, utility room and:

 

**STUDY** **9' 4" x 8' 10" (2.84m x 2.69m)** Double glazed window to front aspect, telephone point, wood flooring, radiator, doors to 2nd set of stairs to first floor. 

**DINING** **ROOM** **12' 8" x 12' 0" (3.86m x 3.66m)** Window to front aspect, fireplace with brick surround and hearth, tiled flooring, wood surround, storage cupboard, coved ceiling, telephone point, radiator, double doors to:

 

**LOUNGE** **23' 3" x 18' 8" (7.09m x 5.69m) narrowing to 16' 5" (5m)** Double glazed bow window to front aspect with countryside views, double doors to side garden, further door to front garden, TV point, coved ceiling, 1st set of stairs to first floor, fireplace with brick surround and marble hearth housing multi fuel burning stove.

 

**UTILITY** **ROOM** **8' 8" x 6' 3" (2.64m x 1.91m)** Double glazed window to rear aspect, roll top work surfaces with inset stainless steel sink and tiled splashbacks, plumbing for washing machine, space for tumble dryer, space for freezer, wall mounted central heating boiler, tiled flooring, radiator, exposed ceiling beams.

Door to:

 

**DOWNSTAIRS** **WC** **7' 7" x 6' 7" (2.31m x 2.01m)** Obscure double glazed window to side aspect, corner shower cubicle housing 'Triton' shower, low level WC, pedestal wash hand basin, tiled surround, tiled floor, extractor fan, exposed ceiling beams, access to loft, radiator.

Stairs to:

 

**FIRST** **FLOOR** **LANDING** **** Double glazed skylight style window, storage cupboard, airing cupboard housing tank, exposed ceiling beams. 

Doors to: 

**BEDROOM** **ONE** **23' 3" x 11' 8" (7.09m x 3.56m) measured into fitted storage wardrobes** Dual aspect double glazed window with some countryside views, double glazed skylight style window, fitted storage wardrobe and dressing table unit, exposed ceiling beams, telephone point, radiator, TV point. 

**BATHROOM** **15' 8" x 5' 11" (4.78m x 1.8m)** Double glazed window to side aspect with countryside views, low level WC, pedestal wash hand basin, panel bath with mixer tap and tiled surround, corner shower cubicle, floor to ceiling tiling, radiator. 

**BEDROOM** **TWO** **12' 2" x 12' 0" (3.71m x 3.66m)** Double glazed window to front aspect with stunning countryside views, fitted storage wardrobe, exposed ceiling beams, radiator. 

Door to: 

**BEDROOM** **THREE** **12' 2" x 9' 5" (3.71m x 2.87m)** Double glazed window to front aspect with some countryside views, exposed ceiling beams, access to loft, radiator, second stairs to ground floor. 

**OUTSIDE** **** Formal gardens extend mostly to the frontage and to the side. They are a good size and comprise lawned gardens with mature trees and plant and shrub borders, a decked terrace and a fantastic raised paved barbecue area, patio and tap, extending around the side with a greenhouse. To the rear of the house is off street parking on a drive with tap which leads to a: 

**STUDY/WORKROOM** **14' 10" x 9' 2" (4.52m x 2.79m)** Glass patio door, glazed panel to side aspect, power and light.

To the rear of the garage is a workshop with its own separate access.

 

**WORKSHOP** **21' 5" x 9' 3" (6.53m x 2.82m)** Power and light, door to rear garden.

Both of these buildings are attached to the alarmed main outbuilding which comprises:

Two large sliding entrance doors to the main structure with vaulted ceiling and dual aspect panels comprising:

 

**LOBBY** **29' 9" x 5' 2" (9.07m x 1.57m)** With lighting and doors to: 

**STABLE** **ONE** **12' 1" x 10' 0" (3.68m x 3.05m)** Lighting. 

**STABLE** **TWO** **12' 1" x 9' 11" (3.68m x 3.02m)** Lighting. 

**STABLE** **FOUR** **12' 1" x 9' 11" (3.68m x 3.02m)** Lighting. 

**TACK** **ROOM** **ONE** **5' 5" x 5' 1" (1.65m x 1.55m)** Power and light. 

**TACK** **ROOM** **TWO** **5' 5" x 5' 1" (1.65m x 1.55m)** Power and light. 

**SEPARATE** **HAY** **BARN/GRAIN** **STORE** **43' 11" x 9' 4" (13.39m x 2.84m)** Of wood construction with concrete flooring, power and light.

The land comprises fenced off paddock land with beautiful views and small but fantastically well stocked orchard. The plot size in total measures approximately 5.3 acres.

 

## Property Photos

- ![Photo](/listings/photos/54359547/1570205)
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- ![Photo](/listings/photos/54359547/1570209)
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## Floorplans

- ![Floorplan 1](/listings/photos/54359547/1570215) - Floorplan 1
- ![Floorplan 2](/listings/photos/54359547/1570216) - Floorplan 2
- ![Floorplan 3](/listings/photos/54359547/1570217) - Floorplan 3

## EPC Graphs

- ![EPC Front Page](/listings/photos/54359547/1570218) - EPC Front Page

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| QUARRY COTTAGE WINTHILL, BANWELL, NORTH SOMERSET, BS29 6NP | £665,000 | 10/08/2018 | Detached |
| QUARRY COTTAGE WINTHILL, BANWELL, NORTH SOMERSET, BS29 6NP | £480,000 | 25/06/2014 | 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 |
|---------|-------|------|------|
| 10 DARK LANE, BANWELL, NORTH SOMERSET, BS29 6BP | £500,000 | 12/10/2022 | Detached |
| ROSEBANK DARK LANE, BANWELL, NORTH SOMERSET, BS29 6BP | £410,000 | 31/03/2022 | Detached |
| LANGDALE DARK LANE, BANWELL, NORTH SOMERSET, BS29 6BP | £370,000 | 01/09/2021 | Detached |
| 6 CASTLE HILL, BANWELL, NORTH SOMERSET, BS29 6NY | £249,950 | 09/08/2021 | Detached |

**Area average:** £382,488 (4 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £411,073 (11 Detached, BS29, 2024–2026)
- **Deviation:** +64.2%

## Rental Range

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

- **Low:** £1,081/mo
- **Realistic:** £1,201/mo
- **Optimistic:** £1,321/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Weston-S-Mare (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £922/mo

## 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, West Street, BS29 | £1,195/mo | 3 | 0.34 miles | OpenRent |
| 3 Bed Semi-Detached House, Greenfields Avenue, BS29 | £1,510/mo | 3 | 0.68 miles | OpenRent |
| 3 Bed Flat, The Grove, BS25 | £1,090/mo | 3 | 1.14 miles | OpenRent |
| 3 Bed Flat, The Grove, BS25 | £1,130/mo | 3 | 1.14 miles | OpenRent |
| 3 Bed Semi-Detached House, Hill Road, BS25 | £1,600/mo | 3 | 1.19 miles | OpenRent |

**Average rent: £1,305/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.18% (weak for cashflow)
- **Max investor price (0.8%):** £149,375
- **Target investor price (1%):** £119,500

*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 £1,195/mo).*

- **Gross yield:** 2.1%
- **Cost-to-rent:** 47.1×
- **Monthly cashflow:** £-1,608/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -9.9%

*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).*

## Price per Square Metre

- **£/m²:** £3,857/m²

## Capital growth trend

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

- **5y growth:** -4.6%
- **10y growth:** 27.8%

## House Price Index (HM Land Registry)

*Official index for North Somerset; Detached series; as of April 2026.*

- **1y growth (index):** 6.9%
- **5y growth (index):** 19.5%
- **10y growth (index):** 44.6%

## 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)