Sold STC Cottage

3 BYFIELD PLACE

BATH, BATH AND NORTH EAST SOMERSET BA2 5JB

2 beds 1 baths 67 m² Listed 28 Jul 2023 (-1053d)

£400,000

Guide Price

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# 2 bedroom cottage for sale (BA2 5JB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 3 BYFIELD PLACE, BATH, BATH AND NORTH EAST SOMERSET BA2 5JB |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £400,000 Jul 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 12/04/2028
- **Current heating cost:** £565/year
- **Est. upgrade cost to C:** £27,500

### Recommendations
- A3 (£1,500 - £2,700)
- Q (£4,000 - £14,000)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0954-2877-7447-9498-6375)

## Description

A charming two double bedroom cottage in the heart of Combe Down village. Immaculately presented throughout and benefits from garage/workshop.  Delightful southerly aspect garden and sold with no onward chain.

## Property Photos

- ![Front of house](/listings/photos/137985848/182801) - Front of house
- ![Pathway](/listings/photos/137985848/182802) - Pathway
- ![Living room](/listings/photos/137985848/182803) - Living room
- ![Living room](/listings/photos/137985848/182804) - Living room
- ![Living room](/listings/photos/137985848/182805) - Living room
- ![Kitchen](/listings/photos/137985848/182806) - Kitchen
- ![Dining area](/listings/photos/137985848/182807) - Dining area
- ![Kitchen dining area](/listings/photos/137985848/182808) - Kitchen dining area
- ![First floor landing](/listings/photos/137985848/182809) - First floor landing
- ![Bedroom one](/listings/photos/137985848/182810) - Bedroom one
- ![Bedroom one](/listings/photos/137985848/182811) - Bedroom one
- ![Bedroom views](/listings/photos/137985848/182812) - Bedroom views
- ![Bedroom two](/listings/photos/137985848/182813) - Bedroom two
- ![Bathroom](/listings/photos/137985848/182814) - Bathroom
- ![Utility](/listings/photos/137985848/182815) - Utility
- ![Utility](/listings/photos/137985848/182816) - Utility
- ![Garden](/listings/photos/137985848/182817) - Garden
- ![Garden](/listings/photos/137985848/182818) - Garden
- ![Garden](/listings/photos/137985848/182819) - Garden
- ![Garden](/listings/photos/137985848/182820) - Garden
- ![Garage / Workshop](/listings/photos/137985848/182821) - Garage / Workshop
- ![Garage / Workshop](/listings/photos/137985848/182822) - Garage / Workshop

## Floorplans

- ![2D](/listings/photos/137985848/182823) - 2D
- ![3D](/listings/photos/137985848/182824) - 3D

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 BYFIELD PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 5JB | £400,000 | 28/07/2023 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 COMBE ROAD CLOSE, BATH, BATH AND NORTH EAST SOMERSET, BA2 5JG | £615,000 | 16/12/2025 | Detached |
| BEECHWOODS BEECHWOOD ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 5JS | £3,085,000 | 17/12/2024 | Detached |
| BELMONT COTTAGE BELMONT ROAD, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5JR | £425,000 | 29/08/2023 | Detached |
| 4A COMBE ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 5HX | £1,485,000 | 22/06/2023 | Detached |
| 3 QUARRYMANS COURT, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5HP | £480,000 | 20/02/2023 | Detached |
| ROCKHALL COTTAGES 1A ROCK HALL LANE, BATH, BATH AND NORTH EAST SOMERSET, BA2 5JF | £910,500 | 22/11/2021 | Detached |
| 56 NORTH ROAD, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5DF | £700,000 | 30/06/2021 | Detached |

**Area average:** £1,100,071 (7 sales)

## Price vs local average

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

- **Local average:** £832,034 (46 Detached, BA2, 2024–2026)
- **Deviation:** -51.9%

## Rental Range

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

- **Low:** £1,689/mo
- **Realistic:** £1,877/mo
- **Optimistic:** £2,065/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Bath (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £977/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 |
|------|------|------|------|------|
| 2 Bed End Terrace, Patch Street, BA2 | £1,350/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Flat, Bath, BA2 | £1,299/mo | 2 | 0.47 miles | OpenRent |

**Average rent: £1,325/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £165,625
- **Target investor price (1%):** £132,500

*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 £1,325/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 25.2×
- **Monthly cashflow:** £-408/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.2%

*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:** £5,970/m²

## Capital growth trend

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

- **5y growth:** 17.3%
- **10y growth:** 31.7%

## House Price Index (HM Land Registry)

*Official index for Bath and North East Somerset; Detached series; as of March 2026.*

- **1y growth (index):** -1%
- **5y growth (index):** 16.6%
- **10y growth (index):** 33.2%

## 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)

Front of house Pathway Living room Living room Living room Kitchen Dining area Kitchen dining area First floor landing Bedroom one Bedroom one Bedroom views Bedroom two Bathroom Utility Utility Garden Garden Garden Garden Garage / Workshop Garage / Workshop

/ 22

Property details

Tenure

FREEHOLD

Floor area

67 m²

Council tax band

EPC rating

Last sold

£400,000 Jul 2023

Price per m²

£5,970/m²

Local average

£832,034 (-51.9%)

Deprivation

Decile 8 (26,011 of 33,755)

Street crime

82 incidents within 1 mile (Apr 2026)

Key features

Two double bedroom terrace cottage
No onward chain
Garage/Workshop
Southerly aspect gardens
AirBnB investment with 6%+ yield
Peaceful cul-de-sac location

Additional details

Parking: Yes
Garden: Yes

Description

A charming two double bedroom cottage in the heart of Combe Down village. Immaculately presented throughout and benefits from garage/workshop. Delightful southerly aspect garden and sold with no onward chain.

Listed by

Bath

TYNINGS BATH

Reference: 137985848

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 13/04/2018

Expiry date: 12/04/2028

Current heating cost: £565/year

Potential heating cost: £441/year

Est. upgrade cost to C: £27,500

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

Recommendations

Room-in-roof insulation (£1,500 - £2,700)
50 mm internal or external wall insulation (£4,000 - £14,000)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Price history

Event	Date	Price	% change
Sold	28/07/2023 (2 years ago)	£400,000	—

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
9 COMBE ROAD CLOSE, BATH, BATH AND NORTH EAST SOMERSET, BA2 5JG	£615,000	16/12/2025	Detached
BEECHWOODS BEECHWOOD ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 5JS	£3,085,000	17/12/2024	Detached
BELMONT COTTAGE BELMONT ROAD, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5JR	£425,000	29/08/2023	Detached
4A COMBE ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 5HX	£1,485,000	22/06/2023	Detached
3 QUARRYMANS COURT, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5HP	£480,000	20/02/2023	Detached
ROCKHALL COTTAGES 1A ROCK HALL LANE, BATH, BATH AND NORTH EAST SOMERSET, BA2 5JF	£910,500	22/11/2021	Detached
56 NORTH ROAD, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5DF	£700,000	30/06/2021	Detached

Area average: £1,100,071 (7 sales)

Capital growth trend

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

5y growth 17.3%

10y growth 31.7%

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

1y (index) -1%

5y (index) 16.6%

10y (index) 33.2%

Rental Range

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

Low £1,689/mo

Realistic £1,877/mo

Optimistic £2,065/mo

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

LHA (30th percentile) floor for Bath: £977/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BA2 5JB

Nearby

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

Type	Name	Distance
Shop	Le Petit Salon	0.0 miles
Bus stop	Combe Down School	0.1 miles
Bus stop	The New Christian Church	0.1 miles
Shop	The Darling Deli Kitchen	0.1 miles
Hospital	BMI Bath Clinic	0.8 miles
Hospital	Saint Martin's Hospital	1.0 miles
Train station	Bath Spa	1.4 miles
University	University of Bath	1.6 miles
University	University of Bath Campus	1.6 miles
Train station	Oldfield Park	2.0 miles

Street-level crime

Category	Count
Violence and sexual offences	21
Shoplifting	18
Public order	12
Anti-social behaviour	11
Vehicle crime	6
Other theft	4
Burglary	3
Criminal damage and arson	3
Drugs	2
Robbery	2
Total incidents	82

Within 1 mile during Apr 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
Combe Down CofE Primary School	Primary	0.1 miles	Good — 11 Oct 2013
Mulberry Park Educate Together Primary Academy	Primary	0.3 miles	Good — 22 Jan 2023
Prior Park College	Other	0.5 miles	— (No rating)
The Paragon School, Junior School of Prior Park College	Other	0.8 miles	— (No rating)
Ralph Allen School	Secondary	0.9 miles	Good — 20 Mar 2014

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 End Terrace, Patch Street, BA2	£1,350/mo	2	0.39 miles	OpenRent
2 Bed Flat, Bath, BA2	£1,299/mo	2	0.47 miles	OpenRent

Average rent: £1,325/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.33%

Max investor price (0.8%) £165,625

Target investor price (1%) £132,500

Gross yield 4%

Cost-to-rent ratio 25.2×

Monthly cashflow £-408/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.2%

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).