# 2 bedroom semi-detached house for sale (BS31 1GF) ## Property Details | Key | Value | |-----|-------| | Address | 15 FORESTERS CLOSE, BRISTOL, KEYNSHAM, BATH AND NORTH EAST SOMERSET BS31 1GF | | Price | £375,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | TBC | | Last sold | £320,000 Aug 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** A - **Expiry date:** 11/07/2033 - **Est. upgrade cost to C:** £9,500 ### Recommendations - 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/3200-8623-0132-5099-3373) ## Description Located in the highly desirable Hygge Park development, this beautifully presented two-bedroom semi-detached home offers modern living in a peaceful and well-connected setting. Just two years old, the property is in excellent condition throughout and ready for immediate occupation. The ground floor boasts a spacious entrance hall with a convenient downstairs WC and a bright, open-plan living/dining area, ideal for entertaining or relaxing. The contemporary kitchen is thoughtfully designed with integrated appliances and sleek finishes. Upstairs, you'll find two generously sized double bedrooms, each with its own stylish en suite bathroom – perfect for sharers, guests, or small families. Outside, the property benefits from a private driveway, providing off-street parking, and a well-maintained rear garden – ideal for summer evenings. ## Property Photos - ![1298839-2-6836cb6...](/listings/photos/162541460/213327) - 1298839-2-6836cb6... - ![1298839-9-6836cbf...](/listings/photos/162541460/213328) - 1298839-9-6836cbf... - ![1298839-7-6836cbf...](/listings/photos/162541460/213329) - 1298839-7-6836cbf... - ![1298839-8-6836cbf...](/listings/photos/162541460/213330) - 1298839-8-6836cbf... - ![1298839-13-6836cc...](/listings/photos/162541460/213331) - 1298839-13-6836cc... - ![1298839-15-6836cc...](/listings/photos/162541460/213332) - 1298839-15-6836cc... - ![1298839-14-6836cc...](/listings/photos/162541460/213333) - 1298839-14-6836cc... - ![1298839-23-6836cc...](/listings/photos/162541460/213334) - 1298839-23-6836cc... - ![1298839-21-6836cc...](/listings/photos/162541460/213335) - 1298839-21-6836cc... - ![1298839-16-6836cc...](/listings/photos/162541460/213336) - 1298839-16-6836cc... - ![1298839-17-6836cc...](/listings/photos/162541460/213337) - 1298839-17-6836cc... - ![1298839-19-6836cc...](/listings/photos/162541460/213338) - 1298839-19-6836cc... - ![1298839-20-6836cc...](/listings/photos/162541460/213339) - 1298839-20-6836cc... - ![1298839-3-6836cb7...](/listings/photos/162541460/213340) - 1298839-3-6836cb7... - ![1298839-4-6836cba...](/listings/photos/162541460/213341) - 1298839-4-6836cba... - ![1298839-5-6836cbd...](/listings/photos/162541460/213342) - 1298839-5-6836cbd... - ![1298839-6-6836cbe...](/listings/photos/162541460/213343) - 1298839-6-6836cbe... - ![1298839-10-6836cc...](/listings/photos/162541460/213344) - 1298839-10-6836cc... - ![1298839-12-6836cc...](/listings/photos/162541460/213345) - 1298839-12-6836cc... - ![1298839-11-6836cc...](/listings/photos/162541460/213347) - 1298839-11-6836cc... - ![1298839-1-6836caf...](/listings/photos/162541460/213349) - 1298839-1-6836caf... ## Floorplans - ![1298839.jpg](/listings/photos/162541460/213350) - 1298839.jpg ## EPC Graphs - ![EPC Rating Graph](/listings/photos/162541460/213353) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 15 FORESTERS CLOSE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GF | £320,000 | 04/08/2023 | 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 | |---------|-------|------|------| | 5 CHERWELL ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1QT | £455,000 | 10/12/2025 | Semi-detached | | 20 FAIRFIELD WAY, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GD | £510,000 | 03/11/2025 | Semi-detached | | [Same street] 5 FORESTERS CLOSE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GF | £261,577 | 04/09/2023 | Other | | [Same street] 13 FORESTERS CLOSE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GF | £450,000 | 25/08/2023 | Detached | | 26 PROSPECT CLOSE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GJ | £438,800 | 17/02/2023 | Semi-detached | | 22 PROSPECT CLOSE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GJ | £394,000 | 13/01/2023 | Semi-detached | | 20 PROSPECT CLOSE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GJ | £440,000 | 22/12/2022 | Semi-detached | | 22 FAIRFIELD WAY, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GD | £510,000 | 20/12/2022 | Semi-detached | | 18 PROSPECT CLOSE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GJ | £436,500 | 28/11/2022 | Semi-detached | | 57 FAIRFIELD WAY, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GE | £500,000 | 22/11/2022 | Semi-detached | | 9 PROSPECT CLOSE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GJ | £435,000 | 21/10/2022 | Semi-detached | | 1 TEVIOT ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1QS | £437,000 | 21/10/2022 | Semi-detached | | 11 PROSPECT CLOSE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GJ | £431,000 | 21/10/2022 | Semi-detached | | 6 PROSPECT CLOSE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GJ | £382,000 | 21/10/2022 | Semi-detached | | 4 PROSPECT CLOSE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GJ | £429,000 | 19/10/2022 | Semi-detached | | 26 PALM ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GH | £358,500 | 09/09/2022 | Semi-detached | | 28 PALM ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GH | £416,500 | 09/09/2022 | Semi-detached | | 1 PROSPECT CLOSE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GJ | £372,000 | 23/08/2022 | Semi-detached | | 17 FAIRFIELD WAY, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GE | £500,500 | 17/06/2022 | Semi-detached | | 14 THE DRUMWAY, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GN | £369,995 | 21/04/2022 | Semi-detached | | 16 THE DRUMWAY, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GN | £369,995 | 14/04/2022 | Semi-detached | | 15 THE DRUMWAY, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GN | £385,000 | 24/03/2022 | Semi-detached | | [Same street] 1 FORESTERS CLOSE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1GF | £421,500 | 10/02/2022 | Detached | **Street average:** £377,692 (3 sales) **Area average:** £428,540 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £470,804 (23 Semi-detached, BS31, 2024–2026) - **Deviation:** -20.3% ## 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 ## 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 Flat, Keynsham, BS31 | £1,250/mo | 2 | 0.51 miles | OpenRent | | 2 Bed Terraced House, Octavius Road, BS31 | £1,625/mo | 2 | 1.09 miles | OpenRent | **Average rent: £1,438/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.38% (weak for cashflow) - **Max investor price (0.8%):** £179,750 - **Target investor price (1%):** £143,800 *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 £1,438/mo).* - **Gross yield:** 4.6% - **Cost-to-rent:** 21.7× - **Monthly cashflow:** £-208/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.3% *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:** £5,859/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 16.5% - **10y growth:** 60.1% ## House Price Index (HM Land Registry) *Official index for Bath and North East Somerset; Semi-detached series; as of March 2026.* - **1y growth (index):** 0.2% - **5y growth (index):** 18.6% - **10y growth (index):** 37.5% ## 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)