Sold Detached

11 VAN DIEMEN'S LANE

BATH, BATH AND NORTH EAST SOMERSET BA1 5TW

5 beds Listed 29 Mar 2019 (-2682d)

£1,450,000

Guide Price

Save

# 5 bedroom detached house for sale (BA1 5TW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 VAN DIEMEN'S LANE, BATH, BATH AND NORTH EAST SOMERSET BA1 5TW |
| Price | £1,450,000 |
| Bedrooms | 5 |
| Last sold | £785,000 Aug 2013 |

## Description

A beautifully presented spacious family home in a sought after position on Bath's popular northern slopes.

**Location**

The home is situated on the popular no through road of Van Diemen's Lane. Whilst being quietly situated, it is very conveniently placed for access to the city centre with a bus stop nearby on Lansdown Road.

There is also open countryside close at hand and Junction 18 (M4) is about nine miles to the north. Both the Royal High School and Kingswood School are close by and the highly regarded St Stephen's Primary school is also within easy reach.

**Description**

11 Van Diemens Lane is a versatile five bedroom detached family house situated in a quiet cul-de-sac on the popular northern slopes of Bath. The house offers versatile accommodation with lateral living across two floors and well-proportioned rooms, most with views.

The through-sitting room features a Bath stone fireplace and a triple aspect. The kitchen and dining room offer plenty of family space for a well-equipped kitchen area, dining area and sitting area, with glazed doors opening on to the garden. A further family room/study, utility room and storage area complete the ground floor accommodation.

The light and airy first floor landing leads to the five bedrooms which are served by two bathrooms.

**Outside**

Adjacent to the driveway there is a neat lawn bordered by summer flowers. To the rear the garden is mainly laid to lawn with new hedging designed for privacy. An outstanding feature of this superb home is the far-reaching view of the adjacent countryside; where the garden ends, the fields begin.

Square Footage: 2,268 sq ft

**Directions**

From Bath city centre, proceed up Lansdown Road, taking the left hand fork at St Stephen's Church. Continue up the hill and shortly after passing the entrance for the Royal High School on the right, take the second right turn into Van Diemens Lane. Number 16 is near the end of the road on the left hand side.

## Property Photos

- ![Front External](/listings/photos/80476289/1651701) - Front External
- ![Sitting Room](/listings/photos/80476289/1651705) - Sitting Room
- ![Kitchen](/listings/photos/80476289/1651711) - Kitchen
- ![Dining Room](/listings/photos/80476289/1651715) - Dining Room
- ![Bedroom](/listings/photos/80476289/1651719) - Bedroom
- ![Bedroom](/listings/photos/80476289/1651724) - Bedroom
- ![Bathroom](/listings/photos/80476289/1651730) - Bathroom
- ![Garden](/listings/photos/80476289/1651735) - Garden
- ![Front Garden](/listings/photos/80476289/1651739) - Front Garden

## Floorplans

- ![Floorplan](/listings/photos/80476289/1651742) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/80476289/1651745) - EPC Rating Graph

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #5897607
- **Address:** 11 Van Diemens Lane, BATH, BA1 5TW
- **Certificate Issued:** 18/08/2008
- **Work Completed:** 26/06/2008
- **Items:** 2 window(s), 1 door(s)

### FENSA Certificate #5235691
- **Address:** 11 Van Diemens Lane, BATH, BA1 5TW
- **Certificate Issued:** 19/11/2007
- **Work Completed:** 09/11/2007
- **Items:** 2 window(s)

### FENSA Certificate #2555647
- **Address:** 11 Van Diemens Lane, BATH, BA1 5TW
- **Certificate Issued:** 21/03/2005
- **Work Completed:** 21/02/2005
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 VAN DIEMEN'S LANE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TW | £785,000 | 30/08/2013 | 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 |
|---------|-------|------|------|
| WYVERN HOUSE LANSDOWN ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TD | £1,950,000 | 18/12/2025 | Detached |
| TASMAN HOUSE, 32 VAN DIEMEN'S LANE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TW | £1,550,000 | 14/02/2025 | Detached |
| FAIRFIELD LODGE VAN DIEMEN'S LANE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TW | £1,450,000 | 04/10/2024 | Detached |
| 5 VAN DIEMEN'S LANE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TW | £1,750,000 | 03/07/2023 | Detached |
| HENSLEY HOUSE LANSDOWN ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TD | £2,000,000 | 26/05/2023 | Detached |
| 5 HAMILTON ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA1 5SB | £1,725,000 | 30/09/2022 | Detached |
| TOURNESOL CHARLCOMBE LANE, LANSDOWN, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TP | £1,400,000 | 23/09/2022 | Detached |
| CHALFONT CHARLCOMBE LANE, LANSDOWN, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TP | £1,250,000 | 15/08/2022 | Detached |
| EASTCOURT CHARLCOMBE LANE, LANSDOWN, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TP | £2,750,000 | 09/07/2022 | Detached |
| COMBE HOUSE CHARLCOMBE WAY, BATH, BATH AND NORTH EAST SOMERSET, BA1 6JZ | £850,000 | 21/01/2022 | Detached |

**Area average:** £1,667,500 (10 sales)

## Price vs local average

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

- **Local average:** £1,125,445 (23 Detached, BA1, 2024–2026)
- **Deviation:** +28.8%

## Rental Range

*ONS Price Index of Private Rents (Bath and North East Somerset). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,694/mo
- **Realistic:** £1,882/mo
- **Optimistic:** £2,070/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Bath (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,940/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 |
|------|------|------|------|------|
| 5 Bed Maisonette, Burlington Street, BA1 | £3,375/mo | 5 | 0.79 miles | OpenRent |
| 5 Bed Detached House, The Elms, BA1 | £5,995/mo | 5 | 1.19 miles | OpenRent |

**Average rent: £4,685/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £585,625
- **Target investor price (1%):** £468,500

*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 £4,685/mo).*

- **Gross yield:** 3.9%
- **Cost-to-rent:** 25.8×
- **Monthly cashflow:** £-1,519/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.3%

*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).*

## Capital growth trend

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

- **5y growth:** -6.8%
- **10y growth:** 18.1%

## House Price Index (HM Land Registry)

*Official index for Bath and North East Somerset; Detached series; as of April 2026.*

- **1y growth (index):** -1%
- **5y growth (index):** 14.3%
- **10y growth (index):** 34.2%

## 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)

Front External Sitting Room Kitchen Dining Room Bedroom Bedroom Bathroom Garden Front Garden

/ 9

Property details

Tenure

FREEHOLD

Last sold

£785,000 Aug 2013

Local average

£1,125,445 (+28.8%)

Deprivation

Decile 10 (33,539 of 33,755)

Street crime

155 incidents within 1 mile (May 2026)

Key features

Desirable location on Bath's northern slopes
Versatile accommodation with lateral living
Far-reaching view of the adjacent countryside
Conveniently placed for access to the city centre
Close to well-regarded schools
EPC Rating = D

Additional details

Parking: Yes
Garden: Yes

Description

A beautifully presented spacious family home in a sought after position on Bath's popular northern slopes.

Location

The home is situated on the popular no through road of Van Diemen's Lane. Whilst being quietly situated, it is very conveniently placed for access to the city centre with a bus stop nearby on Lansdown Road.

There is also open countryside close at hand and Junction 18 (M4) is about nine miles to the north. Both the Royal High School and Kingswood School are close by and the highly regarded St Stephen's Primary school is also within easy reach.

Description

11 Van Diemens Lane is a versatile five bedroom detached family house situated in a quiet cul-de-sac on the popular northern slopes of Bath. The house offers versatile accommodation with lateral living across two floors and well-proportioned rooms, most with views.
The through-sitting room features a Bath stone fireplace and a triple aspect. The kitchen and dining room offer plenty of family space for a well-equipped kitchen area, dining area and sitting area, with glazed doors opening on to the garden. A further family room/study, utility room and storage area complete the ground floor accommodation.

The light and airy first floor landing leads to the five bedrooms which are served by two bathrooms.

Outside
Adjacent to the driveway there is a neat lawn bordered by summer flowers. To the rear the garden is mainly laid to lawn with new hedging designed for privacy. An outstanding feature of this superb home is the far-reaching view of the adjacent countryside; where the garden ends, the fields begin.

Square Footage: 2,268 sq ft

Directions

From Bath city centre, proceed up Lansdown Road, taking the left hand fork at St Stephen's Church. Continue up the hill and shortly after passing the entrance for the Royal High School on the right, take the second right turn into Van Diemens Lane. Number 16 is near the end of the road on the left hand side.

Listed by

Bath

Savills

Reference: 80476289

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #5897607

Property Details

Street: 11 Van Diemens Lane

Town: BATH

Postcode: BA1 5TW

Installation Details

Items: 2 windows and 1 door

Certificate Issued: 18/08/2008

Work Completed: 26/06/2008

This certificate data was retrieved from FENSA's database

FENSA Certificate #5235691

Property Details

Street: 11 Van Diemens Lane

Town: BATH

Postcode: BA1 5TW

Installation Details

Items: 2 windows

Certificate Issued: 19/11/2007

Work Completed: 09/11/2007

This certificate data was retrieved from FENSA's database

FENSA Certificate #2555647

Property Details

Street: 11 Van Diemens Lane

Town: BATH

Postcode: BA1 5TW

Installation Details

Items: 1 door

Certificate Issued: 21/03/2005

Work Completed: 21/02/2005

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	30/08/2013 (12 years ago)	£785,000	—

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
WYVERN HOUSE LANSDOWN ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TD	£1,950,000	18/12/2025	Detached
TASMAN HOUSE, 32 VAN DIEMEN'S LANE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TW	£1,550,000	14/02/2025	Detached
FAIRFIELD LODGE VAN DIEMEN'S LANE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TW	£1,450,000	04/10/2024	Detached
5 VAN DIEMEN'S LANE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TW	£1,750,000	03/07/2023	Detached
HENSLEY HOUSE LANSDOWN ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TD	£2,000,000	26/05/2023	Detached
5 HAMILTON ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA1 5SB	£1,725,000	30/09/2022	Detached
TOURNESOL CHARLCOMBE LANE, LANSDOWN, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TP	£1,400,000	23/09/2022	Detached
CHALFONT CHARLCOMBE LANE, LANSDOWN, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TP	£1,250,000	15/08/2022	Detached
EASTCOURT CHARLCOMBE LANE, LANSDOWN, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TP	£2,750,000	09/07/2022	Detached
COMBE HOUSE CHARLCOMBE WAY, BATH, BATH AND NORTH EAST SOMERSET, BA1 6JZ	£850,000	21/01/2022	Detached

Area average: £1,667,500 (10 sales)

Capital growth trend

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

5y growth -6.8%

10y growth 18.1%

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

1y (index) -1%

5y (index) 14.3%

10y (index) 34.2%

Rental Range

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

Low £1,694/mo

Realistic £1,882/mo

Optimistic £2,070/mo

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

LHA (30th percentile) floor for Bath: £1,940/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BA1 5TW

Nearby

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

Type	Name	Distance
Bus stop	Kingswood School	0.1 miles
Shop	Ripples	0.8 miles
Shop	Unknown	0.8 miles
Train station	Oldfield Park	1.5 miles
Train station	Bath Spa	1.6 miles
University	University of Bath	2.4 miles
University	University of Bath Campus	2.4 miles
Hospital	Dorothy House Hospice Care	5.0 miles
Hospital	Trowbridge Community Hospital	8.5 miles

Street-level crime

Category	Count
Anti-social behaviour	54
Violence and sexual offences	28
Shoplifting	22
Other theft	11
Criminal damage and arson	9
Public order	7
Burglary	6
Vehicle crime	6
Robbery	4
Bicycle theft	2
Drugs	2
Other crime	2
Possession of weapons	2
Total incidents	155

Within 1 mile during May 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
Kingswood School	Other	0.1 miles	— (No rating)
Royal High School GDST	Other	0.2 miles	— (No rating)
Kingswood Preparatory School	Other	0.4 miles	— (No rating)
St Stephens Church School	Primary	0.4 miles	Good — 17 Apr 2015
Abbot Alphege Academy	Primary	0.7 miles	Requires improvement — 28 Mar 2022

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
5 Bed Maisonette, Burlington Street, BA1	£3,375/mo	5	0.79 miles	OpenRent
5 Bed Detached House, The Elms, BA1	£5,995/mo	5	1.19 miles	OpenRent

Average rent: £4,685/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.32%

Max investor price (0.8%) £585,625

Target investor price (1%) £468,500

Gross yield 3.9%

Cost-to-rent ratio 25.8×

Monthly cashflow £-1,519/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4.3%

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).