# 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)