# 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)