Sold STC Semi-detached

2 RIVERS REACH

FROME, SOMERSET BA11 1AQ

3 beds 1 baths 764 sq ft Listed 15 Sep 2025 (-271d)

£289,950

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# 3 bedroom semi-detached house for sale (BA11 1AQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2 RIVERS REACH, FROME, SOMERSET BA11 1AQ |
| Price | £289,950 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 71 m² |
| Last sold | £285,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 14/12/2033
- **Current heating cost:** £859/year
- **Est. upgrade cost to C:** £12,100

### Recommendations
- I (£2,200 - £3,000)
- 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/2137-0122-1309-0845-3296)

## Description

Frome is an historic Somerset market town with many attractive listed buildings and atmospheric streets offering a range of shopping facilities, numerous pubs, restaurants and cafés.  There are also two theatres, a cinema and a sports centre.  There are good communication links with a train station and regular bus services to Bath.  The town has local junior, middle and senior schools with highly regarded private schools in nearby Warminster, Bruton, Bath and Wells. Renowned for its annual arts festival and food and artisan markets, Frome really is a great place to live.

**Hallway**

**Cloakroom**

**Sitting Room - 12'2" (3.71m) x 15'5" (4.7m)**

**Dining Room - 7'1" (2.16m) x 9'11" (3.02m)**

**Kitchen - 8'0" (2.44m) x 10'0" (3.05m)**

**First Floor**

**Bedroom One - 8'9" (2.67m) x 13'5" (4.09m)**

**Bedroom Two - 8'9" (2.67m) x 9'10" (3m)**

**Bedroom Three - 6'7" (2.01m) x 7'10" (2.39m)**

**Bathroom**

**Outside**

**Garden**

**Garage & Parking**

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

- ![Photo](/listings/photos/166988591/212748)
- ![Photo](/listings/photos/166988591/212749)
- ![Photo](/listings/photos/166988591/212750)
- ![Photo](/listings/photos/166988591/212751)
- ![Photo](/listings/photos/166988591/212752)
- ![Photo](/listings/photos/166988591/212753)
- ![Photo](/listings/photos/166988591/212754)
- ![Photo](/listings/photos/166988591/212755)
- ![Photo](/listings/photos/166988591/212756)

## Floorplans

- ![Floorplan 1](/listings/photos/166988591/212757) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/166988591/212758) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 RIVERS REACH, FROME, SOMERSET, BA11 1AQ | £285,000 | 16/01/2026 | 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 |
|---------|-------|------|------|
| [Same street] 5 RIVERS REACH, FROME, SOMERSET, BA11 1AQ | £292,000 | 05/12/2025 | Semi-detached |
| [Same street] 7 RIVERS REACH, FROME, SOMERSET, BA11 1AQ | £245,000 | 11/12/2023 | Terraced |
| [Same street] 4 RIVERS REACH, FROME, SOMERSET, BA11 1AQ | £285,000 | 09/06/2023 | Terraced |
| DYERS WILLOW VALE, FROME, MENDIP, SOMERSET, BA11 1BG | £785,000 | 01/11/2022 | Semi-detached |
| 77 GREAT WESTERN STREET, FROME, MENDIP, SOMERSET, BA11 1GA | £270,000 | 20/10/2022 | Semi-detached |
| 5 WILLOW VALE, FROME, MENDIP, SOMERSET, BA11 1BG | £450,000 | 04/07/2022 | Semi-detached |
| [Same street] 43 RIVERS REACH, FROME, MENDIP, SOMERSET, BA11 1AQ | £315,000 | 17/06/2022 | Terraced |
| [Same street] 26 RIVERS REACH, FROME, MENDIP, SOMERSET, BA11 1AQ | £310,000 | 01/06/2022 | Terraced |
| 2 GREAT WESTERN STREET, FROME, MENDIP, SOMERSET, BA11 1FZ | £256,000 | 31/03/2022 | Semi-detached |
| [Same street] 10 RIVERS REACH, FROME, MENDIP, SOMERSET, BA11 1AQ | £229,000 | 11/03/2022 | Terraced |
| [Same street] 75 RIVERS REACH, FROME, MENDIP, SOMERSET, BA11 1AQ | £325,000 | 27/10/2021 | Detached |
| [Same street] 40 RIVERS REACH, FROME, MENDIP, SOMERSET, BA11 1AQ | £275,000 | 14/10/2021 | Terraced |
| 3 FISHERS BROOK, FROME, MENDIP, SOMERSET, BA11 1AX | £330,000 | 03/09/2021 | Semi-detached |
| [Same street] 20 RIVERS REACH, FROME, MENDIP, SOMERSET, BA11 1AQ | £238,000 | 20/08/2021 | Terraced |
| 74 RODDEN ROAD, FROME, MENDIP, SOMERSET, BA11 2AL | £350,000 | 06/08/2021 | Semi-detached |
| COACH HOUSE 2 GARSTON ROAD, FROME, MENDIP, SOMERSET, BA11 1FR | £223,500 | 30/07/2021 | Semi-detached |
| 74 GREAT WESTERN STREET, FROME, MENDIP, SOMERSET, BA11 1FZ | £210,000 | 28/06/2021 | Semi-detached |
| 82 RODDEN ROAD, FROME, MENDIP, SOMERSET, BA11 2AL | £450,000 | 28/06/2021 | Semi-detached |

**Street average:** £279,333 (9 sales)
**Area average:** £369,389 (9 sales)

## Price vs local average

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

- **Local average:** £356,085 (42 Semi-detached, BA11, 2024–2026)
- **Deviation:** -18.6%

## Rental Range

*ONS Price Index of Private Rents (South West). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,108/mo
- **Realistic:** £1,231/mo
- **Optimistic:** £1,354/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Mendip (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/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 |
|------|------|------|------|------|
| 3 Bed End Terrace, Rivers Reach, BA11 | £1,400/mo | 3 | 0.03 miles | OpenRent |
| 3 Bed Terraced House, Great Western Street, BA11 | £1,350/mo | 3 | 0.16 miles | OpenRent |
| 3 Bed Terraced House, Harcourt Mews, BA11 | £1,250/mo | 3 | 0.2 miles | OpenRent |
| 3 Bed Semi-Detached House, Rawlings Mill, BA11 | £1,495/mo | 3 | 0.42 miles | OpenRent |
| 3 Bed Semi-Detached House, Slipps Close, BA11 | £1,475/mo | 3 | 0.43 miles | OpenRent |
| 3 Bed Semi-Detached House, Blackberry Road, BA11 | £1,500/mo | 3 | 0.55 miles | OpenRent |
| 3 Bed Terraced House, Mill Close, BA11 | £1,450/mo | 3 | 0.6 miles | OpenRent |

**Average rent: £1,417/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 £1,450/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £138/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2%

*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:** £4,084/m²

## Capital growth trend

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

- **5y growth:** 9.6%
- **10y growth:** 5.5%

## House Price Index (HM Land Registry)

*Official index for South West; Semi-detached series; as of March 2026.*

- **1y growth (index):** 1.2%
- **5y growth (index):** 16.4%
- **10y growth (index):** 40.4%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

71 m²

Council tax band

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£285,000 Jan 2026

Price per m²

£4,084/m²

Local average

£356,085 (-18.6%)

Street crime

178 incidents within 1 mile (Apr 2026)

Key features

Modern Semi-detached House
Two Reception Rooms
Three Bedrooms
Garage & Parking Space
Well Presented
No Onward Chain

Additional details

Electricity: Mains supply
Broadband: Cable
Water: Mains supply
Sewerage: Mains supply
Parking: Yes
Garden: Yes

Description

This modern semi-detached house is situated in this highly sought after location within a short stroll of the town centre and train station. The well presented accommodation comprises a hallway, living room, dining room and kitchen on the ground floor. Upstairs you will find three bedrooms and bathroom. The property benefits from gas central heating new double glazing throughout. To the rear is a lovely enclosed garden which enjoys a high degree of privacy and an open aspect. from the garden there is also direct access into the garage. The garage has light and power and additional parking space to the front of it. This really is a lovely property which is also being sold with the benefit of no onward chain and an early viewing comes highly recommended.

Frome is an historic Somerset market town with many attractive listed buildings and atmospheric streets offering a range of shopping facilities, numerous pubs, restaurants and cafés. There are also two theatres, a cinema and a sports centre. There are good communication links with a train station and regular bus services to Bath. The town has local junior, middle and senior schools with highly regarded private schools in nearby Warminster, Bruton, Bath and Wells. Renowned for its annual arts festival and food and artisan markets, Frome really is a great place to live.

Hallway

Cloakroom

Sitting Room - 12'2" (3.71m) x 15'5" (4.7m)

Dining Room - 7'1" (2.16m) x 9'11" (3.02m)

Kitchen - 8'0" (2.44m) x 10'0" (3.05m)

First Floor

Bedroom One - 8'9" (2.67m) x 13'5" (4.09m)

Bedroom Two - 8'9" (2.67m) x 9'10" (3m)

Bedroom Three - 6'7" (2.01m) x 7'10" (2.39m)

Bathroom

Outside

Garden

Garage & Parking

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Listed by

Frome

Lewisgray

Reference: 166988591

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 15/12/2023

Expiry date: 14/12/2033

Current heating cost: £859/year

Potential heating cost: £772/year

Est. upgrade cost to C: £12,100

Recommendations

Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	16/01/2026 (4 months ago)	£285,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 5 RIVERS REACH, FROME, SOMERSET, BA11 1AQ	£292,000	05/12/2025	Semi-detached
Same street 7 RIVERS REACH, FROME, SOMERSET, BA11 1AQ	£245,000	11/12/2023	Terraced
Same street 4 RIVERS REACH, FROME, SOMERSET, BA11 1AQ	£285,000	09/06/2023	Terraced
DYERS WILLOW VALE, FROME, MENDIP, SOMERSET, BA11 1BG	£785,000	01/11/2022	Semi-detached
77 GREAT WESTERN STREET, FROME, MENDIP, SOMERSET, BA11 1GA	£270,000	20/10/2022	Semi-detached
5 WILLOW VALE, FROME, MENDIP, SOMERSET, BA11 1BG	£450,000	04/07/2022	Semi-detached
Same street 43 RIVERS REACH, FROME, MENDIP, SOMERSET, BA11 1AQ	£315,000	17/06/2022	Terraced
Same street 26 RIVERS REACH, FROME, MENDIP, SOMERSET, BA11 1AQ	£310,000	01/06/2022	Terraced
2 GREAT WESTERN STREET, FROME, MENDIP, SOMERSET, BA11 1FZ	£256,000	31/03/2022	Semi-detached
Same street 10 RIVERS REACH, FROME, MENDIP, SOMERSET, BA11 1AQ	£229,000	11/03/2022	Terraced
Same street 75 RIVERS REACH, FROME, MENDIP, SOMERSET, BA11 1AQ	£325,000	27/10/2021	Detached
Same street 40 RIVERS REACH, FROME, MENDIP, SOMERSET, BA11 1AQ	£275,000	14/10/2021	Terraced
3 FISHERS BROOK, FROME, MENDIP, SOMERSET, BA11 1AX	£330,000	03/09/2021	Semi-detached
Same street 20 RIVERS REACH, FROME, MENDIP, SOMERSET, BA11 1AQ	£238,000	20/08/2021	Terraced
74 RODDEN ROAD, FROME, MENDIP, SOMERSET, BA11 2AL	£350,000	06/08/2021	Semi-detached
COACH HOUSE 2 GARSTON ROAD, FROME, MENDIP, SOMERSET, BA11 1FR	£223,500	30/07/2021	Semi-detached
74 GREAT WESTERN STREET, FROME, MENDIP, SOMERSET, BA11 1FZ	£210,000	28/06/2021	Semi-detached
82 RODDEN ROAD, FROME, MENDIP, SOMERSET, BA11 2AL	£450,000	28/06/2021	Semi-detached

Street average: £279,333 (9 sales)

Area average: £369,389 (9 sales)

Capital growth trend

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

5y growth 9.6%

10y growth 5.5%

House Price Index (HM Land Registry — official index, not sold-price averages): South West. Series: Semi-detached. As of March 2026.

1y (index) 1.2%

5y (index) 16.4%

10y (index) 40.4%

Rental Range

Estimated market rent for South West. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,108/mo

Realistic £1,231/mo

Optimistic £1,354/mo

Based on Region from postcode lookup → South West.

LHA (30th percentile) floor for Mendip: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BA11 1AQ

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Lidl	0.1 miles
Bus stop	Alexandra Road	0.2 miles
Shop	H&B Tyres	0.2 miles
Train station	Frome	0.3 miles
Hospital	Frome Community Hospital	0.6 miles
Train station	Longleat	3.4 miles
Hospital	Warminster Community Hospital	6.0 miles
University	University of Bath	10.1 miles
University	University of Bath Campus	10.1 miles

Street-level crime

Category	Count
Violence and sexual offences	80
Anti-social behaviour	24
Criminal damage and arson	21
Shoplifting	17
Public order	13
Other theft	6
Vehicle crime	5
Burglary	4
Robbery	4
Drugs	3
Other crime	1
Total incidents	178

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St John's Church of England Voluntary Aided First School, Frome	Primary	0.2 miles	Requires improvement — 9 Jun 2024
North Hill House	Other	0.4 miles	Inadequate — 20 Sep 2024
St Louis Catholic Primary School, Frome	Primary	0.5 miles	Good — 6 Jun 2013
Avanti Park School	Primary	0.5 miles	Good — 25 Mar 2024
Vallis First School	Primary	0.5 miles	Good — 10 Oct 2014

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
3 Bed End Terrace, Rivers Reach, BA11	£1,400/mo	3	0.03 miles	OpenRent
3 Bed Terraced House, Great Western Street, BA11	£1,350/mo	3	0.16 miles	OpenRent
3 Bed Terraced House, Harcourt Mews, BA11	£1,250/mo	3	0.2 miles	OpenRent
3 Bed Semi-Detached House, Rawlings Mill, BA11	£1,495/mo	3	0.42 miles	OpenRent
3 Bed Semi-Detached House, Slipps Close, BA11	£1,475/mo	3	0.43 miles	OpenRent
3 Bed Semi-Detached House, Blackberry Road, BA11	£1,500/mo	3	0.55 miles	OpenRent
3 Bed Terraced House, Mill Close, BA11	£1,450/mo	3	0.6 miles	OpenRent

Average rent: £1,417/mo (7 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 6.0% gross yield avg £279,900 sale, £1,400/mo rent

Rent ratio 0.5%

Max investor price (0.8%) £181,250

Target investor price (1%) £145,000

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £138/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 2%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).