Sold STC Semi-detached

Hillview

THE BATCH, BATH, FARMBOROUGH, BATH AND NORTH EAST SOMERSET BA2 0AJ

3 beds 2 baths 1,550 sq ft Listed 27 Mar 2021 (-1904d)

£490,000

Reduced on 17 Apr 2021

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# 3 bedroom semi-detached house for sale (BA2 0AJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | HILLVIEW, THE BATCH, BATH, FARMBOROUGH, BATH AND NORTH EAST SOMERSET BA2 0AJ |
| Price | £490,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Floor area | 144 m² |
| Last sold | £480,000 Jan 2022 |

## Description

GOOD REASONS TO BUY THIS PROPERTY: This three bedroom semi detached home has been subject to a double storey extension to the rear and occupies a large plot with so much potential! The property itself offers a good size lounge leading into a light and bright conservatory which overlooks the garden. There is a good size kitchen, separate utility and a ground floor cloakroom. To the first floor there are three bedrooms of which the master is a especially large with a dressing area and an en suite shower room. Bedroom three has a further staircase leading up to a further room with eaves storage and a velux window. The property itself sits in a exceptionally large plot which incorporates gardens to the front and side including a private seating area. Beyond this is a large stone built double garage with power and lighting and a large gated driveway to the front. There is a huge amount of space to the Northern side of the property with lots of potential to extend or add further accommodation all subject to the necessary planning being granted. LOCATION: Farmborough is a popular village easily commutable to Bath & Bristol. There is a well regarded village school and has other basic amenities including a village store. Neighbouring Timsbury has a greater range of services within only a few minutes drive. The property is situated in a quiet part of the village within walking distance of the village school, pub and store. ACCOMMODATION: Lounge/dining room, kitchen/breakfast room, utility, ground floor cloakroom, three bedrooms, en suite, bathroom, loft room, large plot, double garage, driveway, gardens.

## Property Photos

- ![Photo 25](/listings/photos/79167753/302053) - Photo 25
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- ![Photo 26](/listings/photos/79167753/302057) - Photo 26
- ![Photo 29](/listings/photos/79167753/302058) - Photo 29
- ![Photo 30](/listings/photos/79167753/302059) - Photo 30
- ![Photo 25](/listings/photos/79167753/302062) - Photo 25
- ![Photo 9](/listings/photos/79167753/302064) - Photo 9
- ![Photo 13](/listings/photos/79167753/302066) - Photo 13
- ![Photo 6](/listings/photos/79167753/302068) - Photo 6
- ![Photo 5](/listings/photos/79167753/302070) - Photo 5
- ![Photo 8](/listings/photos/79167753/302072) - Photo 8
- ![Photo 1](/listings/photos/79167753/302074) - Photo 1
- ![Photo 3](/listings/photos/79167753/302077) - Photo 3
- ![Photo 4](/listings/photos/79167753/302079) - Photo 4
- ![Photo 24](/listings/photos/79167753/302081) - Photo 24
- ![Photo 21](/listings/photos/79167753/302083) - Photo 21
- ![Photo 24](/listings/photos/79167753/302085) - Photo 24
- ![Photo 22](/listings/photos/79167753/302090) - Photo 22
- ![Photo 25](/listings/photos/79167753/302094) - Photo 25
- ![Photo 16](/listings/photos/79167753/302097) - Photo 16
- ![Photo 24](/listings/photos/79167753/302100) - Photo 24
- ![Photo 28](/listings/photos/79167753/302103) - Photo 28

## Floorplans

- ![Floorplan 1](/listings/photos/79167753/302105) - Floorplan 1

## EPC Graphs

- ![Energy Perform...](/listings/photos/79167753/302109) - Energy Perform...
- ![Full EPC doc](/listings/photos/79167753/302112) - Full EPC doc

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HILLVIEW THE BATCH, FARMBOROUGH, BATH, BATH AND NORTH EAST SOMERSET, BA2 0AJ | £480,000 | 28/01/2022 | 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 |
|---------|-------|------|------|
| DAR-ES-SALAM TIMSBURY ROAD, FARMBOROUGH, BATH, BATH AND NORTH EAST SOMERSET, BA2 0AE | £450,000 | 31/08/2022 | Semi-detached |
| BROOKLYN COTTAGE THE STREET, FARMBOROUGH, BATH, BATH AND NORTH EAST SOMERSET, BA2 0AL | £525,000 | 02/08/2022 | Semi-detached |
| 9 TIMSBURY ROAD, FARMBOROUGH, BATH, BATH AND NORTH EAST SOMERSET, BA2 0AE | £295,000 | 29/04/2022 | Semi-detached |
| POPLAR HOUSE BATH ROAD, FARMBOROUGH, BATH, BATH AND NORTH EAST SOMERSET, BA2 0BU | £540,000 | 13/04/2022 | Semi-detached |
| [Same street] 63 THE BATCH, FARMBOROUGH, BATH, BATH AND NORTH EAST SOMERSET, BA2 0AJ | £310,000 | 04/02/2022 | Semi-detached |
| 2 BELLIFANTS, FARMBOROUGH, BATH, BATH AND NORTH EAST SOMERSET, BA2 0DB | £325,000 | 05/01/2022 | Semi-detached |

**Street average:** £310,000 (1 sale)
**Area average:** £427,000 (5 sales)

## Price vs local average

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

- **Local average:** £522,791 (59 Semi-detached, BA2, 2024–2026)
- **Deviation:** -6.3%

## 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):** £1,197/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 Bungalow, St Marys Close, BA2 | £2,000/mo | 3 | 1.26 miles | OpenRent |

**Average rent: £2,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.4×
- **Monthly cashflow:** £-155/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.3%

*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:** £3,403/m²

## Capital growth trend

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

- **5y growth:** 22.3%
- **10y growth:** 33.4%

## House Price Index (HM Land Registry)

*Official index for Bath and North East Somerset; Semi-detached series; as of March 2026.*

- **1y growth (index):** 0.2%
- **5y growth (index):** 18.6%
- **10y growth (index):** 37.5%

## 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

144 m²

Last sold

£480,000 Jan 2022

Price per m²

£3,403/m²

Local average

£522,791 (-6.3%)

Deprivation

Decile 8 (25,588 of 33,755)

Street crime

5 incidents within 1 mile (Apr 2026)

Key features

Big double garage and ample parking
Large plot with potential (STPP)
Large lounge with separate conservatory
Kitchen, utility room and cloakroom
Extended three bedroom home
Village location close to Bath & Bristol
Video Tour

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Midsomer Norton

Property Trading LTD

Reference: 79167753

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
63 The Batch, Farmborough, BATH	64	88	62 m²	England and Wales: before 1900	Terraced
63, The Batch, Farmborough, BATH	53	88	64 m²	England and Wales: before 1900	Terraced
64 The Batch, Farmborough, BATH	72	76	95 m²	—	Detached
66 The Batch, Farmborough, BATH	30	75	95 m²	England and Wales: before 1900	Detached
68 THE BATCH, FARMBOROUGH, BATH, BATH	38	75	114 m²	England and Wales: before 1900	Detached
Belltrees, The Batch, Farmborough, BATH	45	51	175 m²	England and Wales: 1967-1975	Detached
HILLVIEW, THE BATCH, FARMBOROUGH, BATH	57	77	144 m²	—	Detached
The Bramleys, The Batch, Farmborough, BATH	77	82	266 m²	—	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

Energy Perform...

Full EPC doc

Price history

Event	Date	Price	% change
Sold	28/01/2022 (4 years ago)	£480,000	—

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
DAR-ES-SALAM TIMSBURY ROAD, FARMBOROUGH, BATH, BATH AND NORTH EAST SOMERSET, BA2 0AE	£450,000	31/08/2022	Semi-detached
BROOKLYN COTTAGE THE STREET, FARMBOROUGH, BATH, BATH AND NORTH EAST SOMERSET, BA2 0AL	£525,000	02/08/2022	Semi-detached
9 TIMSBURY ROAD, FARMBOROUGH, BATH, BATH AND NORTH EAST SOMERSET, BA2 0AE	£295,000	29/04/2022	Semi-detached
POPLAR HOUSE BATH ROAD, FARMBOROUGH, BATH, BATH AND NORTH EAST SOMERSET, BA2 0BU	£540,000	13/04/2022	Semi-detached
Same street 63 THE BATCH, FARMBOROUGH, BATH, BATH AND NORTH EAST SOMERSET, BA2 0AJ	£310,000	04/02/2022	Semi-detached
2 BELLIFANTS, FARMBOROUGH, BATH, BATH AND NORTH EAST SOMERSET, BA2 0DB	£325,000	05/01/2022	Semi-detached

Street average: £310,000 (1 sale)

Area average: £427,000 (5 sales)

Capital growth trend

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

5y growth 22.3%

10y growth 33.4%

House Price Index (HM Land Registry — official index, not sold-price averages): Bath and North East Somerset. Series: Semi-detached. As of March 2026.

1y (index) 0.2%

5y (index) 18.6%

10y (index) 37.5%

Rental Range

Estimated market rent for Bath and North East Somerset. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,689/mo

Realistic £1,877/mo

Optimistic £2,065/mo

Based on Local Authority from postcode lookup → Bath and North East Somerset.

LHA (30th percentile) floor for Bath: £1,197/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BA2 0AJ

Address

The Mead

Nearby

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

Type	Name	Distance
Bus stop	Meadway	0.1 miles
Shop	Rascals Hair Studio	0.1 miles
Shop	Farmborough Community Shop	0.2 miles
University	Bath Spa University	2.9 miles
Hospital	Paulton Memorial Hospital	3.1 miles
Hospital	Sulis Hospital	3.8 miles
Train station	Midsomer Norton	4.4 miles
University	Bath School of Art & Design	5.1 miles
Train station	Avon Riverside	5.1 miles

Street-level crime

Category	Count
Shoplifting	2
Anti-social behaviour	1
Burglary	1
Public order	1
Total incidents	5

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
Farmborough Church Primary School	Primary	0.2 miles	— (Inspected (no overall grade))
St Mary's CofE Primary School	Primary	1.2 miles	— (Inspected (no overall grade))
Marksbury CofE Primary School	Primary	1.3 miles	Good — 21 Jul 2024
High Littleton CofE VC Primary School	Primary	1.9 miles	Outstanding — 25 Feb 2014
Clutton Primary School	Primary	2.5 miles	Good — 13 Feb 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 Bungalow, St Marys Close, BA2	£2,000/mo	3	1.26 miles	OpenRent

Average rent: £2,000/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%

Max investor price (0.8%) £250,000

Target investor price (1%) £200,000

Gross yield 4.9%

Cost-to-rent ratio 20.4×

Monthly cashflow £-155/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.3%

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).

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