# 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 | | Last sold | £285,000 Jan 2026 | ## 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. ## 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).* ## 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)