Sold STC Semi-detached

11 WESTWOOD DRIVE

FROME, SOMERSET BA11 4JR

3 beds 1 baths 840 sq ft Listed 26 Sep 2024 (-606d)

£325,000

Offers in Region of

Reduced on 22 Oct 2024

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# 3 bedroom semi-detached house for sale (BA11 4JR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 WESTWOOD DRIVE, FROME, SOMERSET BA11 4JR |
| Price | £325,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 78 m² |
| Last sold | £318,000 Feb 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £1,018/year
- **Est. upgrade cost to C:** £14,920

### Recommendations
- W2 (£4,000 - £6,000)
- E (£20)
- G (£350 - £450)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2049-3042-0201-9024-2204)

## Description

The property is entered through the side via a welcoming porch, with plenty of storage space for coats and boots and also housing the downstairs W.C. From here you proceed through to the good-sized kitchen, which currently provides a range of base and wall units and a small breakfast bar. The living/dining room beyond is a fantastic size, perfect for relaxing or entertaining, extending out the conservatory. This open-plan living area is full of potential for personalisation. Should you require additional reception space, there would be potential to extend, subject to the usual planning consents, either sideways or towards the rear, or to incorporate the integral garage.

FIRST FLOOR

Upstairs there are two spacious bedrooms, both well-proportioned and filled with natural light, with built-in storage. There is a further smaller bedroom offering comfortable space for a growing family or home office. The family bathroom is a great size, and includes a three-piece suite with bath and separate shower.

OUTSIDE

Outside, the property has a single garage and off-street parking for around three cars. The expansive wrap-around garden is fully enclosed and well-maintained. There is plenty of space for outdoor entertaining, with a tiered patio space to the rear and lawn to the side, perfect for a children's play area. This wonderful home also has the added benefit of a large, easily accessible and secure shed, ideal for storing a variety of different things – and large enough for a motorbike!

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/153050822/435076) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/153050822/435078) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 WESTWOOD DRIVE, FROME, SOMERSET, BA11 4JR | £318,000 | 26/02/2025 | Semi-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 |
|---------|-------|------|------|
| 16 WARLEIGH CLOSE, FROME, SOMERSET, BA11 4HT | £335,000 | 08/12/2023 | Semi-detached |
| 10 BARN CLOSE, FROME, SOMERSET, BA11 4ER | £425,000 | 08/12/2023 | Semi-detached |
| 40 CRITCHILL ROAD, FROME, SOMERSET, BA11 4HF | £340,000 | 01/12/2023 | Semi-detached |
| [Same street] 5 WESTWOOD DRIVE, FROME, SOMERSET, BA11 4JR | £382,500 | 13/10/2023 | Semi-detached |
| 84 NUNNEY ROAD, FROME, SOMERSET, BA11 4LD | £485,000 | 14/09/2023 | Semi-detached |
| 51 WESTOVER, FROME, MENDIP, SOMERSET, BA11 4ET | £350,000 | 18/11/2022 | Semi-detached |
| [Same street] 2 WESTWOOD DRIVE, FROME, MENDIP, SOMERSET, BA11 4JR | £440,000 | 04/11/2022 | Detached |
| [Same street] 30 WESTWOOD DRIVE, FROME, MENDIP, SOMERSET, BA11 4JR | £315,000 | 13/10/2022 | Terraced |
| 22 BARN CLOSE, FROME, SOMERSET, BA11 4ER | £376,000 | 30/09/2022 | Semi-detached |
| 36 WESTOVER, FROME, MENDIP, SOMERSET, BA11 4ET | £350,000 | 30/09/2022 | Semi-detached |
| [Same street] 6 WESTWOOD DRIVE, FROME, MENDIP, SOMERSET, BA11 4JR | £300,000 | 31/08/2022 | Semi-detached |
| TADLEY MEADOW 9 CRITCH HILL, FROME, MENDIP, SOMERSET, BA11 4FL | £325,000 | 24/08/2022 | Semi-detached |
| 71 OAKFIELD ROAD, FROME, MENDIP, SOMERSET, BA11 4JH | £515,000 | 18/08/2022 | Semi-detached |
| [Same street] 50 WESTWOOD DRIVE, FROME, MENDIP, SOMERSET, BA11 4JR | £345,000 | 29/07/2022 | Terraced |
| 13 WARLEIGH CLOSE, FROME, MENDIP, SOMERSET, BA11 4HT | £445,000 | 29/07/2022 | Semi-detached |
| 89 CRITCHILL ROAD, FROME, MENDIP, SOMERSET, BA11 4HQ | £365,000 | 30/05/2022 | Semi-detached |
| 74 OAKFIELD ROAD, FROME, MENDIP, SOMERSET, BA11 4JH | £495,000 | 25/05/2022 | Semi-detached |
| 56 WESTOVER, FROME, MENDIP, SOMERSET, BA11 4HS | £272,000 | 10/09/2021 | Semi-detached |
| 15 WESTOVER, FROME, MENDIP, SOMERSET, BA11 4ET | £250,000 | 13/08/2021 | Semi-detached |
| 26 BARN CLOSE, FROME, MENDIP, SOMERSET, BA11 4ER | £280,000 | 11/06/2021 | Semi-detached |
| [Same street] 16 WESTWOOD DRIVE, FROME, MENDIP, SOMERSET, BA11 4JR | £250,000 | 28/05/2021 | Terraced |
| 94 CRITCHILL ROAD, FROME, MENDIP, SOMERSET, BA11 4HW | £340,000 | 28/05/2021 | Semi-detached |

**Street average:** £338,750 (6 sales)
**Area average:** £371,750 (16 sales)

## Price vs local average

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

- **Local average:** £357,087 (41 Semi-detached, BA11, 2024–2026)
- **Deviation:** -9%

## 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 Mendip (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/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 Semi-Detached House, Critchill Road, BA11 | £1,425/mo | 3 | 0.19 miles | OpenRent |

**Average rent: £1,425/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.44% (weak for cashflow)
- **Max investor price (0.8%):** £178,125
- **Target investor price (1%):** £142,500

*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 £1,425/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 19×
- **Monthly cashflow:** £-22/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.3%

*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:** £4,167/m²

## Capital growth trend

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

- **5y growth:** 13%
- **10y growth:** 37.5%

## House Price Index (HM Land Registry)

*Official index for South West; Semi-detached series; as of February 2026.*

- **1y growth (index):** 1%
- **5y growth (index):** 17.4%
- **10y growth (index):** 42.4%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

78 m²

Council tax band

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£318,000 Feb 2025

Price per m²

£4,167/m²

Local average

£357,087 (-9%)

Deprivation

Decile 7 (23,414 of 33,755)

Street crime

180 incidents within 1 mile (Mar 2026)

Key features

Substantial corner plot
Wrap-around garden
Three bedrooms
Off road parking and garage
Potential to modernise

Additional details

Parking: Yes
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

This three-bedroom semi-detached house on a larger-than-average corner plot and located in the popular residential area of Westwood Drive, is a fantastic opportunity for families or first-time buyers. Built in the 1970s, this home offers generous living space, a large garden and potential for modernisation, making it the perfect blank canvas for those looking to create their ideal family home.
The property is entered through the side via a welcoming porch, with plenty of storage space for coats and boots and also housing the downstairs W.C. From here you proceed through to the good-sized kitchen, which currently provides a range of base and wall units and a small breakfast bar. The living/dining room beyond is a fantastic size, perfect for relaxing or entertaining, extending out the conservatory. This open-plan living area is full of potential for personalisation. Should you require additional reception space, there would be potential to extend, subject to the usual planning consents, either sideways or towards the rear, or to incorporate the integral garage.
FIRST FLOOR
Upstairs there are two spacious bedrooms, both well-proportioned and filled with natural light, with built-in storage. There is a further smaller bedroom offering comfortable space for a growing family or home office. The family bathroom is a great size, and includes a three-piece suite with bath and separate shower.
OUTSIDE
Outside, the property has a single garage and off-street parking for around three cars. The expansive wrap-around garden is fully enclosed and well-maintained. There is plenty of space for outdoor entertaining, with a tiered patio space to the rear and lawn to the side, perfect for a children's play area. This wonderful home also has the added benefit of a large, easily accessible and secure shed, ideal for storing a variety of different things – and large enough for a motorbike!

Listed by

Frome

Cooper & Tanner

Reference: 153050822

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 24/09/2024

Current heating cost: £1,018/year

Potential heating cost: £869/year

Est. upgrade cost to C: £14,920

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£20)
Time and temperature zone control (£350 - £450)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	26/02/2025 (1 year ago)	£318,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
16 WARLEIGH CLOSE, FROME, SOMERSET, BA11 4HT	£335,000	08/12/2023	Semi-detached
10 BARN CLOSE, FROME, SOMERSET, BA11 4ER	£425,000	08/12/2023	Semi-detached
40 CRITCHILL ROAD, FROME, SOMERSET, BA11 4HF	£340,000	01/12/2023	Semi-detached
Same street 5 WESTWOOD DRIVE, FROME, SOMERSET, BA11 4JR	£382,500	13/10/2023	Semi-detached
84 NUNNEY ROAD, FROME, SOMERSET, BA11 4LD	£485,000	14/09/2023	Semi-detached
51 WESTOVER, FROME, MENDIP, SOMERSET, BA11 4ET	£350,000	18/11/2022	Semi-detached
Same street 2 WESTWOOD DRIVE, FROME, MENDIP, SOMERSET, BA11 4JR	£440,000	04/11/2022	Detached
Same street 30 WESTWOOD DRIVE, FROME, MENDIP, SOMERSET, BA11 4JR	£315,000	13/10/2022	Terraced
22 BARN CLOSE, FROME, SOMERSET, BA11 4ER	£376,000	30/09/2022	Semi-detached
36 WESTOVER, FROME, MENDIP, SOMERSET, BA11 4ET	£350,000	30/09/2022	Semi-detached
Same street 6 WESTWOOD DRIVE, FROME, MENDIP, SOMERSET, BA11 4JR	£300,000	31/08/2022	Semi-detached
TADLEY MEADOW 9 CRITCH HILL, FROME, MENDIP, SOMERSET, BA11 4FL	£325,000	24/08/2022	Semi-detached
71 OAKFIELD ROAD, FROME, MENDIP, SOMERSET, BA11 4JH	£515,000	18/08/2022	Semi-detached
Same street 50 WESTWOOD DRIVE, FROME, MENDIP, SOMERSET, BA11 4JR	£345,000	29/07/2022	Terraced
13 WARLEIGH CLOSE, FROME, MENDIP, SOMERSET, BA11 4HT	£445,000	29/07/2022	Semi-detached
89 CRITCHILL ROAD, FROME, MENDIP, SOMERSET, BA11 4HQ	£365,000	30/05/2022	Semi-detached
74 OAKFIELD ROAD, FROME, MENDIP, SOMERSET, BA11 4JH	£495,000	25/05/2022	Semi-detached
56 WESTOVER, FROME, MENDIP, SOMERSET, BA11 4HS	£272,000	10/09/2021	Semi-detached
15 WESTOVER, FROME, MENDIP, SOMERSET, BA11 4ET	£250,000	13/08/2021	Semi-detached
26 BARN CLOSE, FROME, MENDIP, SOMERSET, BA11 4ER	£280,000	11/06/2021	Semi-detached
Same street 16 WESTWOOD DRIVE, FROME, MENDIP, SOMERSET, BA11 4JR	£250,000	28/05/2021	Terraced
94 CRITCHILL ROAD, FROME, MENDIP, SOMERSET, BA11 4HW	£340,000	28/05/2021	Semi-detached

Street average: £338,750 (6 sales)

Area average: £371,750 (16 sales)

Capital growth trend

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

5y growth 13%

10y growth 37.5%

House Price Index (HM Land Registry — official index, not sold-price averages): South West. Series: Semi-detached. As of February 2026.

1y (index) 1%

5y (index) 17.4%

10y (index) 42.4%

Rental Range

Estimated market rent for South West. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,108/mo

Realistic £1,231/mo

Optimistic £1,354/mo

Based on Region from postcode lookup → South West.

LHA (30th percentile) floor for Mendip: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BA11 4JR

Nearby

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

Type	Name	Distance
Shop	Unknown	0.1 miles
Shop	Ks Hairdressing	0.1 miles
Bus stop	Westover	0.2 miles
Train station	Frome	1.3 miles
Hospital	Frome Community Hospital	1.4 miles
Train station	Longleat	3.9 miles
Hospital	Sulis Hospital	6.7 miles
University	University of Bath	10.4 miles
University	University of Bath Campus	10.4 miles

Street-level crime

Category	Count
Violence and sexual offences	68
Anti-social behaviour	37
Criminal damage and arson	21
Public order	16
Shoplifting	16
Other theft	6
Vehicle crime	6
Burglary	4
Drugs	2
Possession of weapons	2
Other crime	1
Robbery	1
Total incidents	180

Within 1 mile during Mar 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
Critchill Special School	Other	0.1 miles	— (Inspected (no overall grade))
Trinity Church of England First School	Primary	0.1 miles	Good — 29 Nov 2013
Oakfield Academy	Primary	0.2 miles	Requires improvement — 14 Mar 2024
Wessex Lodge School	Other	0.5 miles	Good — 5 May 2022
Avanti Park School	Primary	0.6 miles	Good — 25 Mar 2024

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 Semi-Detached House, Critchill Road, BA11	£1,425/mo	3	0.19 miles	OpenRent

Average rent: £1,425/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.44%

Max investor price (0.8%) £178,125

Target investor price (1%) £142,500

Gross yield 5.3%

Cost-to-rent ratio 19×

Monthly cashflow £-22/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.3%

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).