# 4 bedroom detached house for sale (BA2 7EG) ## Property Details | Key | Value | |-----|-------| | Address | THE OLD GRANARY, BATH, COMBE HAY, BATH AND NORTH EAST SOMERSET BA2 7EG | | Price | £1,000,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Last sold | £1,100,000 Dec 2020 | ## Description A really unusual opportunity to purchase a fabulous former granary with plenty of potential and set within this highly sought-after village * Entrance hall * Reception/dining room * Sitting room * Cloakroom * Kitchen * Utility room * Garden room * Master bedroom with en suite bathroom * 3 further bedrooms * Shower room * Established gardens * Greenhouse * Double car port * Parking * SITUATION The Granary is accessed down a little driveway, off the lane that runs through Combe Hay. The setting is a magical spot and very private. The village of Combe Hay bene?ts from the excellent Wheatsheaf Restaurant, a church, and is surrounded by beautiful countryside which forms part of The Cotswold Area of Outstanding Natural Beauty. The valley that runs through Combe Hay with its brook is charming. The neighbouring village of Wellow offers a village shop, primary school, public house and church, whilst the beautiful City of Bath is close by providing an extensive range of restaurants, shops and activities. The property is well placed for commuting with easy access to the M4 and the wider motorway network. The area is renowned for the quality of its private and public schooling, including Beechen Cliff, Monkton Combe, Prior Park and King Edwards. DESCRIPTION The Old Granary was originally converted in the early 1980s by our client’s family. They have loved living at the property and it is now ready for its next phase of evolution. It is very well laid out and offers considerable scope to purchasers to remodel to their specification, subject to any necessary consents being granted. Entering via the front door, you are greeted by a generous entrance hall to the right of which is a downstairs cloakroom. This leads through to a wonderful reception/dining room with a door straight out to the side garden. To your left you go through to a light and airy south facing sitting room with triple aspect and French doors out to the gardens. There is a fireplace with Jetmaster inset. Off the dining room is a really good-sized kitchen, to the rear of which is a well-planned utility room, where the oil fired boiler is located. Leading on from the kitchen, and a really attractive feature of the house, is an open-sided garden room, which we love. Ideal for summer outside dining, this area could easily be completely enclosed, but creates a special feel to the house. A staircase from the dining room takes you up to the bedroom accommodation. On the landing there is a door that leads outside to the original stone staircase; this is another charming feature. There is a very large master bedroom to the right hand side of the landing which has fitted wardrobes and an en suite bathroom. To the opposite end of the landing is bedroom two, also a superb and generous size, with triple aspect and views to the south. There are two further bedrooms and a shower room. A landing airing cupboard houses the hot water cylinder. Externally The gardens have been well-loved over the years. There are many mature herbaceous and perennial plants surrounding good sized lawns. To one side is a vegetable patch and hexagonal greenhouse. To the front of the house there is ample driveway parking and a useful double car port, built of stone with a tiled roof. To the rear of the building is an oil tank. GENERAL Bath & North East Somerset Council. Council Tax Band G. Mains electricity and water. Oil fired central heating. Septic tank drainage. THE PROPERTY MISDESCRIPTIONS ACT 1991 The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer must obtain verification from their Legal Advisor or Surveyor. Stated measurements are approximate and any floor plans for guidance only. References to the tenure of a property are based on information supplied by the Seller. The Agent has not had sight of the title documents and a Buyer must obtain verification from their Legal Advisor. Nothing in these particulars is intended to indicate that any carpets, curtains, furnishings or fittings, electrical goods(whether wired or not), gas fires, or light fitments or any other fixtures not expressly included form part of the property offered for sale. Items shown in photographs are NOT included within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. Whilst we endeavour to make our sales details accurate and reliable, if there is any point which is of particular importance to you, please contact us and we will be pleased to verify the information. All property offered subject to being unsold. ## Property Photos - ![Picture No. 12](/listings/photos/97357868/384872) - Picture No. 12 - ![Picture No. 02](/listings/photos/97357868/384873) - Picture No. 02 - ![Picture No. 05](/listings/photos/97357868/384874) - Picture No. 05 - ![Picture No. 03](/listings/photos/97357868/384875) - Picture No. 03 - ![Picture No. 07](/listings/photos/97357868/384876) - Picture No. 07 - ![Picture No. 08](/listings/photos/97357868/384877) - Picture No. 08 - ![Picture No. 15](/listings/photos/97357868/384879) - Picture No. 15 - ![Picture No. 09](/listings/photos/97357868/384880) - Picture No. 09 - ![Picture No. 13](/listings/photos/97357868/384881) - Picture No. 13 - ![Picture No. 14](/listings/photos/97357868/384883) - Picture No. 14 ## Floorplans - ![Floorplan](/listings/photos/97357868/384884) - Floorplan ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | THE OLD GRANARY, COMBE HAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 7EG | £1,100,000 | 16/12/2020 | 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.* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 26.4% - **10y growth:** 28.5% ## 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)