Sold STC Detached

THE OLD WELL HOUSE

HAM HILL ROAD, YEOVIL, HIGHER ODCOMBE, SOMERSET BA22 8XE

2 beds 2 baths 1,163 sq ft Listed 23 Sep 2025 (-267d)

£425,000

Guide Price

Reduced on 15 Oct 2025

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Front Aspect

Front Aspect Rear Garden Section One Lounge Aspect 2 Kitchen Lounge Snug Kitchen Aspect 2 Utility Room Ground Floor Shower Room Bedroom One Bedroom Two Bathroom Rear Garden Section One Summerhouse Rear Garden Section Two Aspect 2 Rear Garden Section Two Aspect 3 Rear Garden Section Two Rear Aspect Garage & Driveway Promap-3299750-3396408-750400-0 Promap-3299750-3396408-750400-1 Promap-3299750-3396408-750400-2

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Property details

Tenure

FREEHOLD

Floor area

108 m²

Council tax band

D

EPC rating

D

Year built

England and Wales: before 1900

Last sold

£390,000 Feb 2026

Price per m²

£3,935/m²

Local average

£471,523 (-9.9%)

Deprivation

Decile 5 (16,844 of 33,755)

Street crime

4 incidents within 1 mile (Apr 2026)

Key features

  • A Well Proportioned Two Bedroom Detached Home
  • Offering An Abundance Of Character
  • Two Reception Rooms
  • Popular Village Location
  • Two Fireplaces With Multifuel Burners In Situ
  • Gas Central Heating & Double Glazing
  • Lovely Enclosed Good Sized Rear Garden
  • Detached Garage
  • Off Road Parking For Multiple Vehicles
  • Viewing Is A Must

Additional details

Electricity
Mains supply
Water
Mains supply
Sewerage
Mains supply
Heating
Double glazing, Gas central
Accessibility
No wheelchair access
Parking
Driveway
Garden
Enclosed garden
Listed property
No
Rights of way
No
Flooded in last 5 years
No

Description

A well proportioned and well presented two bedroom, two reception room detached home set in this popular village location. The home offers an abundance of character and also benefits from gas central heating, double glazing, two fireplaces with Multifuel Burners in situ, utility room, additional ground floor shower room, two double bedrooms, lovely enclosed rear garden that enjoys good privacy, detached garage and off road parking for multiple vehicles.

Listed by

Yeovil

Laceys Yeovil Ltd

Reference: 167294597

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 22/09/2025

Expiry date: 21/09/2035

Current heating cost: £1,504/year

Potential heating cost: £806/year

Est. upgrade cost to C: £26,800

Recommendations

  • Flat roof or sloping ceiling insulation (£900 - £1,200)
  • 50 mm internal or external wall insulation (£7,500 - £11,000)
  • Floor insulation (solid floor) (£5,000 - £10,000)
  • Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

TheOldWellHouseHigherOdcombe-High-2

TheOldWellHouseHigherOdcombe-High-2

EPC Graphs

EE

EE

Price history

Event Date Price % change
Sold 18/02/2026 (3 months ago) £390,000 —

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
15A REX ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XP £298,000 18/12/2025 Detached
Same street APPLE TREE COTTAGE HAM HILL ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XE £392,000 03/07/2024 Detached
Same street ROSEWAY HAM HILL ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XE £230,000 30/11/2023 Detached
23 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8UR £300,000 30/11/2023 Detached
STEEPHOLME, 2 ORCHARD CLOSE, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XR £305,000 16/05/2023 Detached
DRAYWOOD COTTAGE, 1 CHAPEL HILL, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8UH £295,000 10/02/2023 Detached
8 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR £469,000 25/11/2022 Detached
GLEBE LODGE STREET LANE, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UP £445,000 23/11/2022 Detached
THE MAGNOLIAS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UQ £530,500 23/09/2022 Detached
15A REX ROAD, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8XP £300,000 24/03/2022 Detached
THE OLD CHAPEL CHAPEL HILL, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UH £661,250 06/01/2022 Detached
26 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR £390,000 20/09/2021 Detached
15 ORCHARD CLOSE, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8XR £257,000 10/09/2021 Detached
1 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR £385,000 23/07/2021 Detached
31 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR £360,000 29/06/2021 Detached
25 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR £385,000 29/06/2021 Detached

Street average: £311,000 (2 sales)

Area average: £384,339 (14 sales)

Capital growth trend

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

5y growth -4.9%
10y growth 32.5%

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

1y (index) 0.9%
5y (index) 13.2%
10y (index) 32.4%

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 Yeovil: £693/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BA22 8XE

Address

Ham Hill Road

Nearby

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

Type Name Distance
Bus stop Unknown 1.1 miles
Shop Unknown 1.3 miles
Shop Somerset County Cars Yeovil 1.5 miles
Bus stop Mason Lane 1.5 miles
University University Centre Yeovil 2.4 miles
Train station Yeovil Pen Mill 4.0 miles
Train station Yeovil Junction 4.0 miles
Hospital NG Cleaning Services 4.1 miles
Hospital Unknown 11.6 miles

Street-level crime

Category Count
Anti-social behaviour 2
Violence and sexual offences 2
Total incidents 4

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
All Saints Church School Primary 1.0 miles Good — 10 Mar 2014
Kingfisher Primary School Primary 1.2 miles Outstanding — 13 Jun 2019
West Coker CofE VC Primary School Primary 1.2 miles Good — 23 Jun 2024
Cambian Lufton College Other 1.3 miles — (No rating)
Stanchester Academy Secondary 1.7 miles — (Inspected (no overall grade))

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
2 Bed Terraced House, Foxglove Way, BA22 £995/mo 2 1.13 miles OpenRent

Average rent: £995/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.23%
Max investor price (0.8%) £124,375
Target investor price (1%) £99,500
Gross yield 2.8%
Cost-to-rent ratio 35.6×
Monthly cashflow £-803/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -7.8%
  • 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).