Sold STC Detached

TASMAN HOUSE

32, VAN DIEMEN'S LANE, BATH, BATH AND NORTH EAST SOMERSET BA1 5TW

4 beds 3 baths 1,948 sq ft Listed 9 Sep 2024 (-691d)

£1,750,000

Guide Price

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

## Property Details

| Key | Value |
|-----|-------|
| Address | TASMAN HOUSE, 32, VAN DIEMEN'S LANE, BATH, BATH AND NORTH EAST SOMERSET BA1 5TW |
| Price | £1,750,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Council tax | G |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 181 m² |
| Last sold | £1,550,000 Feb 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 28/04/2034
- **Est. upgrade cost to C:** £11,500

### Recommendations
- B (£500 - £1,500)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0244-1212-9804-2108-0100)

## Description

ACCOMMODATION

kitchen/breakfast room

utility room

dining room

family room

spacious 38ft sitting room

study

4 double bedrooms

en-suite shower rooms to both master and second bedrooms

family bathroom with bath and shower

cloakroom

gas fired heating and double glazing

detached home office

EXTERNALLY

The house stands in good size, well maintained and enclosed gardens. They are mostly laid to lawn, with numerous shrubs, bushes and flower borders, whilst to the rear, southerly side, there is also large decked sun terrace. An extensive resin driveway leads to the double garage and provides off street parking for a number of cars complete with EV charging point.

LOCATION

Wonderfully situated, Tasman House is most conveniently located in this select position on the prime northern slopes of the city. Kingswood and The Royal High schools are just a very short walk away, whilst Lansdown Squash and Tennis Club, St Stephens School, Lansdown Golf Club and Bath Racecourse are all nearby and the house is close to open countryside.  The countless shops and amenities in the centre of Bath are only 1½ miles away (and well served by a frequent bus service), whilst easy access to the M4 is also available without having to cross the city.

Tenure: Freehold

Council Tax Band: ‘G’ £3,511.75

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/152189567/1651732) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/152189567/1651738) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| TASMAN HOUSE, 32 VAN DIEMEN'S LANE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TW | £1,550,000 | 14/02/2025 | Detached |
| TASMAN HOUSE, 32 VAN DIEMEN'S LANE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5TW | £960,000 | 04/06/2021 | 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 |
| 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:** £1,680,556 (9 sales)

## Price vs local average

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

- **Local average:** £1,125,445 (23 Detached, BA1, 2024–2026)
- **Deviation:** +55.5%

## 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 |
|------|------|------|------|------|
| 4 Bed Terraced House, Arundel Road, BA1 | £3,100/mo | 4 | 0.68 miles | OpenRent |
| 4 Bed Terraced House, St. James's Park, BA1 | £3,000/mo | 4 | 0.71 miles | OpenRent |
| 4 Bed Maisonette, Burlington Street, BA1 | £2,720/mo | 4 | 0.79 miles | OpenRent |

**Average rent: £2,940/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.17% (weak for cashflow)
- **Max investor price (0.8%):** £375,000
- **Target investor price (1%):** £300,000

*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 £3,000/mo).*

- **Gross yield:** 2.1%
- **Cost-to-rent:** 48.6×
- **Monthly cashflow:** £-4,217/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -10%

*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).*

## Price per Square Metre

- **£/m²:** £8,974/m²

## 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)

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Property details

Floor area

181 m²

Council tax band

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£1,550,000 Feb 2025

Price per m²

£8,974/m²

Local average

£1,125,445 (+55.5%)

Deprivation

Decile 10 (33,539 of 33,755)

Street crime

155 incidents within 1 mile (May 2026)

Key features

Large driveway and double garage
Detached home office
Remodelled and modernised to a high standard
Highly select ‘no-through’ road, very close to some excellent schools

Additional details

Accessibility: Level access
Parking: Garage, Driveway, EV charging
Garden: Private garden
Listed property: No

Description

A substantial detached house delightfully situated within this highly select ‘no-through’ road, very close to some excellent schools and close to the centre of Bath. This stunning house has been remodelled and modernised to a high standard and now offers stylish and versatile accommodation as well as a wonderful detached home office.

ACCOMMODATION
kitchen/breakfast room
utility room
dining room
family room
spacious 38ft sitting room
study
4 double bedrooms
en-suite shower rooms to both master and second bedrooms
family bathroom with bath and shower
cloakroom
gas fired heating and double glazing
detached home office

EXTERNALLY
The house stands in good size, well maintained and enclosed gardens. They are mostly laid to lawn, with numerous shrubs, bushes and flower borders, whilst to the rear, southerly side, there is also large decked sun terrace. An extensive resin driveway leads to the double garage and provides off street parking for a number of cars complete with EV charging point.

LOCATION
Wonderfully situated, Tasman House is most conveniently located in this select position on the prime northern slopes of the city. Kingswood and The Royal High schools are just a very short walk away, whilst Lansdown Squash and Tennis Club, St Stephens School, Lansdown Golf Club and Bath Racecourse are all nearby and the house is close to open countryside. The countless shops and amenities in the centre of Bath are only 1½ miles away (and well served by a frequent bus service), whilst easy access to the M4 is also available without having to cross the city.

Tenure: Freehold
Council Tax Band: ‘G’ £3,511.75

Listed by

Bath

Whiteley Helyar

Reference: 152189567

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 29/04/2024

Expiry date: 28/04/2034

Est. upgrade cost to C: £11,500

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

61% since 2021

Event	Date	Price	% change
Sold	14/02/2025 (1 year ago)	£1,550,000	+61.5%
Sold	04/06/2021 (5 years ago)	£960,000	—

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
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: £1,680,556 (9 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

Address

Van Diemen's Lane

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
4 Bed Terraced House, Arundel Road, BA1	£3,100/mo	4	0.68 miles	OpenRent
4 Bed Terraced House, St. James's Park, BA1	£3,000/mo	4	0.71 miles	OpenRent
4 Bed Maisonette, Burlington Street, BA1	£2,720/mo	4	0.79 miles	OpenRent

Average rent: £2,940/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.17%

Max investor price (0.8%) £375,000

Target investor price (1%) £300,000

Gross yield 2.1%

Cost-to-rent ratio 48.6×

Monthly cashflow £-4,217/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -10%

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).