# 5 bedroom detached house for sale (BA2 7EG) ## Property Details | Key | Value | |-----|-------| | Address | RECTORY COTTAGE, BATH, COMBE HAY, BATH AND NORTH EAST SOMERSET BA2 7EG | | Price | £1,750,000 | | Bedrooms | 5 | | Bathrooms | 5 | | Construction age | England and Wales: 1983-1990 | | Floor area | 203 m² | | Last sold | £1,325,000 Aug 2017 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Current heating cost:** £985/year - **Est. upgrade cost to C:** £12,645 ### Recommendations - W1 (£800 - £1,200) - E (£145) - 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/8506-7135-0129-0007-5433) ## Description Rectory Cottage was built some 50 years ago and is not listed. It is set in a quiet position, with enviable views over the village and the surrounding countryside. The house has a light and airy feel with well-proportioned accommodation over two floors. The generous entrance hall leads to the dining room, utility room, shower room and kitchen, the latter of which has access to the cellar. The sitting room, which can be accessed from the hall or the kitchen, is full of character with exposed beams and a wood/coal burning stove and leads to a bright and sunny garden room with two sets of French doors leading into the garden. The four bedrooms are arranged over the first floor and include a generous principal bedroom with an en suite bathroom, a guest bedroom with an en suite shower room, and two further bedrooms. There is also a family bathroom on this level. Rectory Cottage has a gated driveway with ample parking and a double garage, over which is a room currently used as a home office but could be used as separate accommodation with a private entrance and shower room. The gardens and grounds are a significant feature of the house, with a large terrace leading from the rear of the house providing a tranquil setting to enjoy al fresco dining with beautiful views of the surrounding countryside. The remaining part of the garden is mainly lawned and bordered by various mature trees, plants, and shrubs. The heated swimming pool enjoys privacy and provides a place to relax away from the house.Combe Hay is a highly desirable village to the South of Bath, surrounded by beautiful countryside which forms part of The Cotswolds Area of Outstanding Natural Beauty and is home to the popular restaurant The Wheatsheaf and a church. The neighbouring village of Wellow offers a village shop, primary school, and public house, while the city of Bath is close by, providing an extensive range of restaurants, shops, and cultural attractions. High-speed rail links are available from Bath Spa to London Paddington with a journey time from 77 minutes, and the property is well placed for commuting with easy access to the M4 and the wider motorway network. The area has an excellent selection of state and private schools at all levels, including Monkton Combe, Beechen Cliff, Prior Park, King Edwards, The Royal High, and Kingswood in Bath. Further afield, but within easy reach, are Downside, Wells Cathedral, Millfield, Stonar, and St Mary's Calne. ## Property Photos - ![Photo](/listings/photos/125245055/384991) - ![Photo](/listings/photos/125245055/384992) - ![Photo](/listings/photos/125245055/384993) - ![Photo](/listings/photos/125245055/384994) - ![Photo](/listings/photos/125245055/384996) - ![Photo](/listings/photos/125245055/384997) - ![Photo](/listings/photos/125245055/384998) - ![Photo](/listings/photos/125245055/384999) - ![Photo](/listings/photos/125245055/385000) - ![Photo](/listings/photos/125245055/385001) - ![Photo](/listings/photos/125245055/385002) - ![Photo](/listings/photos/125245055/385003) - ![Photo](/listings/photos/125245055/385004) - ![Photo](/listings/photos/125245055/385005) - ![Photo](/listings/photos/125245055/385006) - ![Photo](/listings/photos/125245055/385007) - ![Photo](/listings/photos/125245055/385008) - ![Photo](/listings/photos/125245055/385010) - ![Photo](/listings/photos/125245055/385011) - ![Photo](/listings/photos/125245055/385012) - ![Photo](/listings/photos/125245055/385013) - ![Photo](/listings/photos/125245055/385014) ## Floorplans - ![Land Plan JPeg Recto](/listings/photos/125245055/385015) - Land Plan JPeg Recto ## EPC Graphs - ![Generated EPC Graph.](/listings/photos/125245055/385016) - Generated EPC Graph. - ![EPC, Rectory Cottage](/listings/photos/125245055/385017) - EPC, Rectory Cottage ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | RECTORY COTTAGE, COMBE HAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 7EG | £1,325,000 | 31/08/2017 | Detached | | RECTORY COTTAGE, COMBE HAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 7EG | £740,000 | 01/07/2002 | 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:** +110.3% ## 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 ## 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:** 0.11% (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:** £8,621/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 19.3% - **10y growth:** 35.5% ## 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)