# 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:** 9.7% - **10y growth:** 36.3% ## 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)