# 3 bedroom cottage for sale (TA3 5JT) ## Property Details | Key | Value | |-----|-------| | Address | LAUREL COTTAGE, BUSHY CROSS LANE, TAUNTON, RUISHTON, SOMERSET TA3 5JT | | Price | £375,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | C | | Last sold | £362,500 Apr 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 14/12/2027 - **Current heating cost:** £732/year - **Est. upgrade cost to C:** £21,525 ### Recommendations - B (£500 - £1,500) - Q (£4,000 - £14,000) - E (£25) - N (£4,000 - £6,000) - U (£5,000 - £8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8793-6822-4999-2755-1992) ## Description Laurel Cottage is a beautifully presented and characterful three double bedroom semi-detached period cottage, ideally situated in the heart of the ever-popular village of Ruishton. The property blends traditional charm with modern comforts and offers surprisingly spacious accommodation, complemented by a delightful enclosed rear garden and a versatile outbuilding/garage that would make an excellent workshop, studio or home office. An inviting entrance hall sets the tone, leading through to a spacious living room featuring a wood-burning stove—perfect for cosy evenings. The separate dining room offers an ideal space for entertaining or family meals, with a charming cottage feel throughout. The kitchen is fitted with a range of units and work surfaces, while a useful ground floor WC completes the downstairs accommodation. Upstairs, there are three double bedrooms, including a guest bedroom with an ensuite shower room and a four-piece family bathroom with both a bath and separate shower. Finally, there is a roof terrace accessed from the landing providing a private outdoor space ideal for morning coffee or evening relaxation. To the front, Laurel Cottage benefits from **driveway parking** behind a pair of five bar gates. The **enclosed rear garden** is a true highlight — landscaped and offering a private and peaceful retreat with patio and lawned areas, ideal for outdoor dining and relaxation. To the rear of the garden stands a **garage/outbuilding**, currently utilised as a workshop and storage space, but equally well suited as a **home office, studio or hobby room**. EPC Rating: C ## Property Photos - ![Front](/listings/photos/168474557/2034062) - Front - ![Living Room](/listings/photos/168474557/2034063) - Living Room - ![Dining Room](/listings/photos/168474557/2034064) - Dining Room - ![Rear Garden](/listings/photos/168474557/2034065) - Rear Garden - ![Living Room](/listings/photos/168474557/2034066) - Living Room - ![Living Room](/listings/photos/168474557/2034067) - Living Room - ![Living Room](/listings/photos/168474557/2034068) - Living Room - ![Dining Room](/listings/photos/168474557/2034069) - Dining Room - ![Dining Room](/listings/photos/168474557/2034070) - Dining Room - ![Kitchen](/listings/photos/168474557/2034071) - Kitchen - ![Kitchen](/listings/photos/168474557/2034072) - Kitchen - ![Kitchen](/listings/photos/168474557/2034073) - Kitchen - ![WC](/listings/photos/168474557/2034074) - WC - ![Landing](/listings/photos/168474557/2034075) - Landing - ![Bedroom 1](/listings/photos/168474557/2034076) - Bedroom 1 - ![Bedroom 1](/listings/photos/168474557/2034077) - Bedroom 1 - ![Bedroom 2](/listings/photos/168474557/2034078) - Bedroom 2 - ![Bedroom 2](/listings/photos/168474557/2034079) - Bedroom 2 - ![Bedroom 2](/listings/photos/168474557/2034080) - Bedroom 2 - ![Ensuite shower room](/listings/photos/168474557/2034081) - Ensuite shower room - ![Bedroom 3](/listings/photos/168474557/2034082) - Bedroom 3 - ![Bathroom](/listings/photos/168474557/2034083) - Bathroom - ![Bathroom](/listings/photos/168474557/2034084) - Bathroom - ![Bathroom](/listings/photos/168474557/2034085) - Bathroom - ![Front](/listings/photos/168474557/2034086) - Front - ![Front](/listings/photos/168474557/2034087) - Front - ![Sun terrace](/listings/photos/168474557/2034088) - Sun terrace - ![Rear Garden](/listings/photos/168474557/2034089) - Rear Garden - ![Rear Garden](/listings/photos/168474557/2034090) - Rear Garden - ![Rear Garden](/listings/photos/168474557/2034091) - Rear Garden - ![Rear Garden](/listings/photos/168474557/2034092) - Rear Garden ## Floorplans - ![All](/listings/photos/168474557/2034093) - All ## EPC Graphs - ![EPC 1](/listings/photos/168474557/2034094) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | LAUREL COTTAGE BUSHY CROSS LANE, RUISHTON, TAUNTON, SOMERSET, TA3 5JT | £362,500 | 07/04/2026 | 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 | |---------|-------|------|------| | 17 WOODLANDS DRIVE, RUISHTON, TAUNTON, SOMERSET, TA3 5JU | £380,000 | 18/12/2025 | Detached | | 5 LAWN MEADOW, RUISHTON, TAUNTON, SOMERSET, TA3 5JQ | £330,000 | 28/11/2025 | Detached | | 1 MARKS CLOSE, RUISHTON, TAUNTON, SOMERSET, TA3 5JP | £350,000 | 31/03/2023 | Detached | | 26 NEWLANDS CRESCENT, RUISHTON, TAUNTON, SOMERSET, TA3 5LA | £340,000 | 24/01/2023 | Detached | | 21 VIRGINIA ORCHARD, RUISHTON, TAUNTON, SOMERSET WEST AND TAUNTON, SOMERSET, TA3 5LP | £373,000 | 26/10/2022 | Detached | | 3 OVERLANDS, RUISHTON, TAUNTON, SOMERSET WEST AND TAUNTON, SOMERSET, TA3 5JF | £365,000 | 09/09/2022 | Detached | | LITTLEMEAD BUSHY CROSS LANE, RUISHTON, TAUNTON, SOMERSET WEST AND TAUNTON, SOMERSET, TA3 5JY | £480,000 | 09/06/2022 | Detached | | 35 NEWLANDS ROAD, RUISHTON, TAUNTON, SOMERSET WEST AND TAUNTON, SOMERSET, TA3 5JZ | £450,000 | 11/04/2022 | Detached | | LITTLE VENICE MOSS LANE, RUISHTON, TAUNTON, SOMERSET WEST AND TAUNTON, SOMERSET, TA3 5LJ | £512,500 | 03/12/2021 | Detached | | 1 WOODLANDS DRIVE, RUISHTON, TAUNTON, SOMERSET WEST AND TAUNTON, SOMERSET, TA3 5JU | £405,000 | 21/10/2021 | Detached | **Area average:** £398,550 (10 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £571,654 (26 Detached, TA3, 2024–2026) - **Deviation:** -34.4% ## Rental Range *ONS Price Index of Private Rents (South West). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,112/mo - **Realistic:** £1,236/mo - **Optimistic:** £1,360/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Taunton & West Somerset (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £848/mo ## 1% Rule - **Rent ratio:** 0.33% (weak for cashflow) - **Max investor price (0.8%):** £154,500 - **Target investor price (1%):** £123,600 *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:** £2,907/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 15.4% - **10y growth:** 33.7% ## House Price Index (HM Land Registry) *Official index for South West; Detached series; as of June 2026.* - **1y growth (index):** 1.8% - **5y growth (index):** 9.1% - **10y growth (index):** 35.3% ## 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)