# 2 bedroom flat for sale (BA2 3JZ) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 6, 18 UPPER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET BA2 3JZ | | Price | £475,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | C | | Last sold | £450,000 Sep 2025 | ## Description 18 Upper Oldfield Park is a handsome Victorian detached villa which has recently been restored and re-designed to create six exclusive apartments. The smart communal hall includes an orangery to the side of the building, a useful storage area for all to use. No 6 is situated on the first floor therefore benefitting from superb views over the city. The spacious drawing room is well proportioned and benefits from a large bay window allowing light to flood in and providing the perfect dining area. There is a contemporary gas fire plus wooden flooring which continues through into the adjacent kitchen which has the benefit from being separate but with an open plan feel. Two sash windows allow those wonderful views to be enjoyed whilst cooking in this well planned kitchen with sleek contemporary units including integral appliances. There are two bedrooms with the principal bedroom benefitting from splendid views across Bath. The smart bathroom has natural light and is finished in limestone. As well as being beautifully planned and finished, the apartment has the added feature of a private parking space. **Situation** Upper Oldfield Park is a smart leafy road on the southern side of Bath benefitting from panoramic views over the city and hills beyond. Just a few streets further up the hill is the popular area of Bear Flat with its cluster of local shops including a delicatessen, small supermarket plus Majestic wine merchants and ‘COOK’ award-winning frozen meal outlet. There is a family pub ‘The Bear’ and a superb restaurant called ‘Menu Gordon Jones’. Further amenities can be found in the nearby Moorland Road shopping area. Bath City Centre is just under a one mile walk down the hill. This fashionable city is famous for the many cultural and leisure facilities including some of the finest shops and restaurants to be found outside London. Oldfield Park is ideally placed and close to all on offer which also includes the Theatre Royal and the Bath Festivals Trust, providing an eclectic programme of events over the year. Oldfield Park railway station and Bath Spa railway station are both within walking distance. Direct trains to London Paddington from Bath Spa now less than 90 minutes, the M4 (Junction 18) is approximately 10 miles distant.** Property Ref Number: ** HAM-56546 **Additional Information** Term of Lease: 999 years from 01.01.2020. The management company run the management of the house. The costs are divided evenly between the six flats. Currently there is no exact figure, but they are expecting it to be approximately £1200 per year. Peppercorn Ground Rent. Services: All mains connected. Gas central heating. Double glazing. ## Property Photos - ![Frontage](/listings/photos/159335126/746536) - Frontage - ![Sitting/Dining Room](/listings/photos/159335126/746537) - Sitting/Dining Room - ![View](/listings/photos/159335126/746538) - View - ![Photo](/listings/photos/159335126/746539) - ![Dining with a view](/listings/photos/159335126/746540) - Dining with a view - ![Bedroom](/listings/photos/159335126/746541) - Bedroom - ![Bedroom](/listings/photos/159335126/746542) - Bedroom - ![Photo](/listings/photos/159335126/746543) - ![Photo](/listings/photos/159335126/746544) - ![Kitchen](/listings/photos/159335126/746545) - Kitchen - ![Sitting/Dining Room leading to kitchen](/listings/photos/159335126/746546) - Sitting/Dining Room leading to kitchen ## Floorplans - ![Floorplan 1](/listings/photos/159335126/746547) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/159335126/746548) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 18 FLAT 6 UPPER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3JZ | £450,000 | 19/09/2025 | Flat | | 18 FLAT 6 UPPER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3JZ | £420,000 | 18/12/2020 | Flat | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 15 FLAT 2 LOWER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3HL | £144,500 | 23/01/2026 | Flat | | 94 GARDEN FLAT WELLS ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 3AR | £310,000 | 16/12/2025 | Flat | | 2 FLAT 3 LOWER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3HL | £155,000 | 21/11/2025 | Flat | | 5 SECOND FLOOR FLAT UPPER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3JX | £349,476 | 01/09/2025 | Flat | | 26 JUNCTION ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 3NH | £245,000 | 23/11/2023 | Flat | | MARR HOUSE FLAT 12 THE SQUARE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3BH | £182,000 | 21/06/2023 | Flat | | 66 FIRST FLOOR FLAT LOWER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3HP | £247,500 | 22/12/2022 | Flat | | MARR HOUSE FLAT 10 THE SQUARE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3BH | £300,000 | 29/11/2022 | Flat | | MARR HOUSE FLAT 2 THE SQUARE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3BH | £240,000 | 04/11/2022 | Flat | | MARR HOUSE FLAT 4 THE SQUARE, BATH, BATH AND NORTH EAST SOMERSET, BA2 3BH | £318,550 | 21/10/2022 | Flat | | 35A OLDFIELD ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 3ND | £327,500 | 29/09/2022 | Flat | | 16 REAR GARDEN FLAT LOWER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3HL | £270,000 | 02/09/2022 | Flat | | 94 GROUND FLOOR FLAT 2 WELLS ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 3AR | £272,000 | 24/08/2022 | Flat | | [Same street] 18 FLAT 2 UPPER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3JZ | £435,000 | 02/08/2022 | Flat | | HAYESLAND HOUSE FIRST FLOOR FLAT HAYESFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 4QE | £650,000 | 22/06/2022 | Flat | | 3 BASEMENT FLAT UPPER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3JX | £278,000 | 14/06/2022 | Flat | | 76A LOWER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3HP | £241,000 | 08/06/2022 | Flat | | 16 GROUND FLOOR FLAT LOWER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3HL | £295,000 | 31/05/2022 | Flat | | [Same street] 18 FLAT 5 UPPER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3JZ | £246,000 | 14/04/2022 | Flat | | [Same street] 18 FLAT 1 UPPER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3JZ | £520,000 | 23/03/2022 | Flat | | 17 FLAT 4 LOWER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3HL | £165,000 | 16/03/2022 | Flat | | 80 FIRST FLOOR FLAT LOWER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3HP | £318,500 | 25/02/2022 | Flat | | 3 SECOND FLOOR FLAT UPPER OLDFIELD PARK, BATH, BATH AND NORTH EAST SOMERSET, BA2 3JX | £360,000 | 29/09/2021 | Flat | **Street average:** £400,333 (3 sales) **Area average:** £283,451 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £362,980 (38 Flat, BA2, 2024–2026) - **Deviation:** +30.9% ## Rental Range *ONS Price Index of Private Rents (Bath and North East Somerset). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,693/mo - **Realistic:** £1,881/mo - **Optimistic:** £2,069/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Bath (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £977/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 | |------|------|------|------|------| | 2 Bed Flat, Bloomfield Avenue, BA2 | £2,000/mo | 2 | 0.22 miles | OpenRent | | 2 Bed Flat, Victoria Road, BA2 | £1,250/mo | 2 | 0.34 miles | OpenRent | | 2 Bed Flat, Victoria Buildings, BA2 | £1,600/mo | 2 | 0.42 miles | OpenRent | | 2 Bed End Terrace, Southgate Street, BA1 | £1,600/mo | 2 | 0.55 miles | OpenRent | **Average rent: £1,613/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.34% (weak for cashflow) - **Max investor price (0.8%):** £200,000 - **Target investor price (1%):** £160,000 *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 £1,600/mo).* - **Gross yield:** 4% - **Cost-to-rent:** 24.7× - **Monthly cashflow:** £-456/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4% *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:** -6.2% - **10y growth:** 24.3% ## House Price Index (HM Land Registry) *Official index for Bath and North East Somerset; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -4.7% - **5y growth (index):** 4.6% - **10y growth (index):** 18.4% ## 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)