Sold House

The Old School House

BATH, COMBE HAY, BATH AND NORTH EAST SOMERSET BA2 7EG

3 beds Listed 28 Sep 2011 (-5374d)

£600,000

Guide Price

Reduced on 3 Nov 2011

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# 3 bedroom house for sale (BA2 7EG)

## Property Details

| Key | Value |
|-----|-------|
| Address | THE OLD SCHOOL HOUSE, BATH, COMBE HAY, BATH AND NORTH EAST SOMERSET BA2 7EG |
| Price | £600,000 |
| Bedrooms | 3 |
| Last sold | £575,000 Dec 2011 |

## Description

**Situation**

The highly desirable village of Combe Hay lies to the south of Bath neighboured by equally populer villages of Wellow and Midford. The village boasts an impressive gastro pub, The Wheatsheaf and direct access to some wonderful walks along the disused railway lines and canals left over from the industrial revolution. Further amenties can be found in the neighbouring village of Wellow, which include a local village run shop, primary school, public house and local church.

**Description**

A delightful detached village home, formerly the school, dating from the mid 18th century. The date 1737 is scratched on a side elevation. It was altered and extended in the mid 19th century and has mellow ashlar stone elevations with hipped rooves behind a parapet and a moulded eaves cornice. The property has sliding sash windows with glazing bars, decorative ceiling cornices and some rooms with particularly high ceilings. The accommodation is light and spacious, but requires some modernisation.

**Accommodation**

Entrance Hall, Drawing Room, Dining Room, Kitchen/Breakfast Room, 3 Bedrooms and 3 Bathrooms.

**Directions**

Leave Bath via the South on the A367 Wellsway. At the city limits and the roundabout with the park and ride, take the first exit and then immediate right to Combe Hay and Wellow. Follow this lane for 1 1/2 miles taking the left turning into the village of Combe Hay at the staggered cross roads. The property is the first house on the right hand side.

## Property Photos

- ![Photo](/listings/photos/31600789/385022)
- ![Photo](/listings/photos/31600789/385024)
- ![Photo](/listings/photos/31600789/385026)
- ![Photo](/listings/photos/31600789/385028)
- ![Photo](/listings/photos/31600789/385035)
- ![Photo](/listings/photos/31600789/385038)
- ![Photo](/listings/photos/31600789/385045)

## Floorplans

- ![Floorplan](/listings/photos/31600789/385049) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE OLD SCHOOL HOUSE, COMBE HAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 7EG | £575,000 | 15/12/2011 | Detached |

## Price vs local average

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

- **Local average:** £1,121,411 (15 Other, BA2, 2024–2026)
- **Deviation:** -46.5%

## 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

## 1% Rule

- **Rent ratio:** 0.31% (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:** 235.5%
- **10y growth:** -54.7%

## House Price Index (HM Land Registry)

*Official index for Bath and North East Somerset; All dwelling types series; as of March 2026.*

- **1y growth (index):** -1.3%
- **5y growth (index):** 14.9%
- **10y growth (index):** 32.5%

## 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

Last sold

£575,000 Dec 2011

Local average

£1,121,411 (-46.5%)

Street crime

2 incidents within 1 mile (Apr 2026)

Key features

3 bedrooms
2 reception rooms
3 bathrooms
Walled gardens
In all approx 2,002 sq ft

Additional details

Garden: Yes

Description

Situation

The highly desirable village of Combe Hay lies to the south of Bath neighboured by equally populer villages of Wellow and Midford. The village boasts an impressive gastro pub, The Wheatsheaf and direct access to some wonderful walks along the disused railway lines and canals left over from the industrial revolution. Further amenties can be found in the neighbouring village of Wellow, which include a local village run shop, primary school, public house and local church.

Description

A delightful detached village home, formerly the school, dating from the mid 18th century. The date 1737 is scratched on a side elevation. It was altered and extended in the mid 19th century and has mellow ashlar stone elevations with hipped rooves behind a parapet and a moulded eaves cornice. The property has sliding sash windows with glazing bars, decorative ceiling cornices and some rooms with particularly high ceilings. The accommodation is light and spacious, but requires some modernisation.

Accommodation

Entrance Hall, Drawing Room, Dining Room, Kitchen/Breakfast Room, 3 Bedrooms and 3 Bathrooms.

Directions

Leave Bath via the South on the A367 Wellsway. At the city limits and the roundabout with the park and ride, take the first exit and then immediate right to Combe Hay and Wellow. Follow this lane for 1 1/2 miles taking the left turning into the village of Combe Hay at the staggered cross roads. The property is the first house on the right hand side.

Listed by

Bath

Savills

Reference: 31600789

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
1 Croft Cottages, Combe Hay, BATH	55	77	171 m²	England and Wales: before 1900	Detached
2 Croft Cottages, Combe Hay, BATH	43	89	191 m²	England and Wales: before 1900	Detached
Beechcroft, Combe Hay, BATH	41	69	171 m²	England and Wales: 1967-1975	Detached
Beechcroft, Combe Hay, BATH	30	86	164 m²	England and Wales: 1950-1966	Detached
Beechcroft, Combe Hay, BATH	25	79	170 m²	England and Wales: 1950-1966	Detached
Glendower, Combe Hay, BATH	51	68	133 m²	England and Wales: 1967-1975	Detached
Holly Tree Farm, Combe Hay, BATH	80	89	387 m²	England and Wales: 2007-2011	Detached
Holly Tree Farm, Combe Hay, BATH	70	81	266 m²	England and Wales: 2007-2011	Detached
Horseshoe Cottage, Combe Hay, BATH	78	89	141 m²	—	Detached
Laundry Cottage, Combe Hay, BATH	53	76	193 m²	England and Wales: before 1900	Detached
Laundry Cottage, The Lower Lane, BATH	49	83	146 m²	England and Wales: before 1900	Detached
PIXIES GARDEN, HEN AND CHICKEN COURT, ANCHOR LANE, BATH	20	110	82 m²	England and Wales: 1930-1949	Detached
Rectory Cottage, Combe Hay, BATH	61	72	203 m²	England and Wales: 1983-1990	Detached
Rectory House, Combe Hay, BATH	53	67	332 m²	England and Wales: 1967-1975	Detached
Rectory Lodge, Combe Hay, BATH	50	78	124 m²	England and Wales: 1967-1975	Detached

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Sold	15/12/2011 (14 years ago)	£575,000	—

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

Sold Comparables

Sold comparables data is not available for this property.

Capital growth trend

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

5y growth 235.5%

10y growth -54.7%

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

1y (index) -1.3%

5y (index) 14.9%

10y (index) 32.5%

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 7EG

Address

Combe Hay, Bath and North East Somerset, West of England, England, BA2 7EQ, United Kingdom

Nearby

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

Type	Name	Distance
Bus stop	The Lodge	0.3 miles
Shop	The Parlour Shop	1.2 miles
Shop	Woody's Auto Repairs	1.3 miles
Hospital	Saint Martin's Hospital	1.5 miles
Hospital	Sulis Hospital	2.3 miles
Train station	Oldfield Park	2.9 miles
Train station	Bath Spa	3.0 miles
University	Bath School of Art & Design	3.1 miles
University	Bath Spa University	3.6 miles

Street-level crime

Category	Count
Burglary	1
Criminal damage and arson	1
Total incidents	2

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 Julian's Church School	Primary	1.1 miles	Good — 16 Oct 2018
Saint Gregory's Catholic College	Secondary	1.1 miles	Good — 14 Dec 2022
Three Ways School	Other	1.4 miles	Good — 3 Jul 2022
Aspire Academy	Other	1.4 miles	Good — 9 Jun 2024
St Martin's Garden Primary School	Primary	1.4 miles	Requires improvement — 14 Sep 2023

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.31%

Max investor price (0.8%) £234,625

Target investor price (1%) £187,700

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).

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