# 4 bedroom detached house for sale (BA2 7EG)

## Property Details

| Key | Value |
|-----|-------|
| Address | UPHILL, BATH, COMBE HAY, BATH AND NORTH EAST SOMERSET BA2 7EG |
| Price | £1,000,000 |
| Bedrooms | 4 |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 243 m² |
| Last sold | £1,225,000 Aug 2020 |

## Description

Uphill is a beautifully presented contemporary village home situated in the most sought after village of Combe Hay just outside of Bath. Situated in an elevated position on a pretty country lane there is an attractive terrace garden to the front with a detached double garage and parking area. Steps lead up to a self-contained studio above the garage and the path is flanked on one side with a small level lawn bordered by shrubs and on the other, a small dip pool. A few steps lead to the terrace running adjacent to the house; a spacious entertaining space provides a pleasant area to sit out and can be accessed from the drawing room as well as the reception hall. A gravel and sleeper path leads up to a large rear terrace where the natural curves of the garden lead the eye up to the top. Built on the side of a hill, the garden design of natural planting and mature shrubs have formed a very peaceful and pleasant garden. The level lawn at the top abuts open countryside and the view looking over the village towards the church is delightful.

**4 Bedrooms**  

**2 Receptions**  

**Beautifully Presented**  

**Contemporary Village Home**  

**Garden and Terraces**  

**Desirable Village**

## Property Photos

- ![Picture No. 07](/listings/photos/39428761/384946) - Picture No. 07
- ![Picture No. 04](/listings/photos/39428761/384948) - Picture No. 04
- ![Picture No. 02](/listings/photos/39428761/384950) - Picture No. 02
- ![Picture No. 03](/listings/photos/39428761/384955) - Picture No. 03
- ![Picture No. 06](/listings/photos/39428761/384960) - Picture No. 06
- ![Picture No. 05](/listings/photos/39428761/384965) - Picture No. 05
- ![Picture No. 08](/listings/photos/39428761/384967) - Picture No. 08
- ![Picture No. 09](/listings/photos/39428761/384971) - Picture No. 09
- ![Picture No. 10](/listings/photos/39428761/384974) - Picture No. 10
- ![Picture No. 11](/listings/photos/39428761/384977) - Picture No. 11
- ![Picture No. 12](/listings/photos/39428761/384978) - Picture No. 12
- ![Picture No. 13](/listings/photos/39428761/384979) - Picture No. 13
- ![Picture No. 14](/listings/photos/39428761/384980) - Picture No. 14
- ![Picture No. 15](/listings/photos/39428761/384981) - Picture No. 15
- ![Picture No. 16](/listings/photos/39428761/384982) - Picture No. 16
- ![Picture No. 17](/listings/photos/39428761/384983) - Picture No. 17
- ![Picture No. 21](/listings/photos/39428761/384984) - Picture No. 21
- ![EPC](/listings/photos/39428761/384986) - EPC

## Floorplans

- ![Picture No. 19](/listings/photos/39428761/384987) - Picture No. 19
- ![Picture No. 19](/listings/photos/39428761/384988) - Picture No. 19

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| UPHILL, COMBE HAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 7EG | £1,225,000 | 28/08/2020 | Detached |
| UPHILL, COMBE HAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 7EG | £630,000 | 28/04/2006 | 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 |
|---------|-------|------|------|
| THE COACH HOUSE, COMBE HAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 7EG | £825,000 | 04/10/2022 | Detached |
| HOLLY TREE FARM, COMBE HAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 7EG | £2,300,000 | 23/09/2022 | Detached |
| RECTORY LODGE, COMBE HAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 7EG | £739,383 | 16/02/2022 | Detached |

**Area average:** £1,288,128 (3 sales)

## Price vs local average

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

- **Local average:** £832,034 (46 Detached, BA2, 2024–2026)
- **Deviation:** +20.2%

## 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):** £1,940/mo

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £234,625
- **Target investor price (1%):** £187,700

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £4,115/m²

## Capital growth trend

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

- **5y growth:** 19.4%
- **10y growth:** 34.8%

## 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)