Sold STC Semi-detached

8 WESTWAY LANE

SHEPTON MALLET, SOMERSET BA4 5RB

2 beds 2 baths 840 sq ft Listed 6 Jan 2016 (-3811d)

£169,950

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# 2 bedroom semi-detached bungalow for sale (BA4 5RB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 WESTWAY LANE, SHEPTON MALLET, SOMERSET BA4 5RB |
| Price | £169,950 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 78 m² |
| Last sold | £169,950 Jun 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 14/12/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £763/year

### Recommendations
- A3 (2,700)
- B (1,500)
- W2 (6,000)
- E (50)
- N (6,000)
- O3 (1,400)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8490-8354-7129-4497-3253)

## Description

Double glazed front entrance door to:

ENTRANCE HALL    Staircase rising to the first floor.  Door to Dining Room and door to:

SITTING ROOM    14' 6" x 11' 5"  ( 4.42m x 3.48m )

Double glazed window to front.  Television aerial point.  Fitted coal effect gas fire with hearth and mantel.  Radiator.  Coved ceiling.  Telephone point.  Built in cupboard with lighting.  Radiator.

DINING ROOM    11' 11" x 9' 5"  ( 2.87m x 3.3.63m )

Double glazed window to front.  Feature corner fireplace with hearth and mantel.  Radiator.  Television aerial point.  Fitted base cupboards  and shelving

KITCHEN     12' 9" x 9' 5" (3.89m x 2.87m)

Fitted with a range of hand crafted base, drawer and wall units incorporating single drainer sink unit and work surfaces.  Built in ceramic hob and oven.  Ceramic tiling.  Plumbing for washing machine.  Wall mounted electric heater.  Understairs cupboard.  Double glazed window and door to rear garden.  Door to:

SHOWER ROOM    8' 0" x 7' 5" ( 2.44m x 2.26m)

Fitted with a suite of pedestal wash hand basin, low level wc and corner shower cubicle.  Ceramic tiling.  Double glazed window to rear.  Radiator.  Airing cupboard with radiator.

ON THE FIRST FLOOR

LANDING    Doors to principal rooms.

CLOAKROOM    Fitted with a low level wc, and wash hand basin.  Double glazed window to rear.

BEDROOM ONE   12' 4" x 11' 6"  ( 3.76m x 3.51m )

Two double glazed windows to side. Two radiators.  Exposed floorboards.  Wall light points.

BEDROOM TWO    14' 5" x 9' 6" ( 4.39m x 2.90m )

Double glazed window to front.  Radiator. Side access to eaves storage.  Exposed floorboards.  Fitted worktops.

OUTSIDE

FRONT    The garden is enclosed with a path leading to the front entrance door.

A driveway provides parking and gives access to the:

GARAGE    16' 10" x 11' 0" ( 5.13m x 3.35m )

Up and over door.  Wall mounted gas boiler.  Power and light connected.  Roof storage space.  Personal door to rear garden.

(currently divided to create a small workshop area).

SIDE   There is pedestrian side access to the rear of the property.

REAR    There is a large rear garden comprising paved terrace with shrubs and a sunken pond.  The garden continues to the rear of the:

DETACHED WORKSHOP     21' 10" x 12' 2"  ( 6.65m x 3.71m )

Double timber doors.  Power and light.  Windows.

There is also a further SHED and STORE.

## Property Photos

- ![Photo](/listings/photos/52578058/506256)
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- ![Photo](/listings/photos/52578058/506266)
- ![Photo](/listings/photos/52578058/506271)
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- ![Photo](/listings/photos/52578058/506276)
- ![Photo](/listings/photos/52578058/506281)
- ![Photo](/listings/photos/52578058/506284)
- ![Photo](/listings/photos/52578058/506288)
- ![Photo](/listings/photos/52578058/506291)

## EPC Graphs

- ![EPC 1](/listings/photos/52578058/506292) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #9872610
- **Address:** 8 Westway Lane, SHEPTON MALLET, BA4 5RB
- **Certificate Issued:** 28/10/2013
- **Work Completed:** 14/10/2013
- **Items:** 1 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 WESTWAY LANE, SHEPTON MALLET, MENDIP, SOMERSET, BA4 5RB | £169,950 | 06/06/2016 | Semi-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 |
|---------|-------|------|------|
| STONE GABLES, 12 HITCHEN LANE, SHEPTON MALLET, SOMERSET, BA4 5TW | £449,500 | 05/01/2026 | Semi-detached |
| 7 MANSHIP GREEN, SHEPTON MALLET, SOMERSET, BA4 5RL | £255,000 | 12/12/2025 | Semi-detached |
| 21 LOCKEY ROAD, SHEPTON MALLET, SOMERSET, BA4 5RQ | £325,000 | 10/12/2025 | Semi-detached |
| 28 DOUGLAS DRIVE, SHEPTON MALLET, SOMERSET, BA4 5RJ | £278,000 | 05/12/2025 | Semi-detached |
| 1 COMPTON CORNER, SHEPTON MALLET, SOMERSET, BA4 5QP | £218,000 | 28/11/2025 | Semi-detached |
| 8 COMPTON CORNER, SHEPTON MALLET, SOMERSET, BA4 5QP | £300,000 | 27/11/2025 | Semi-detached |
| 17 THE SIDINGS, SHEPTON MALLET, SOMERSET, BA4 5FJ | £315,000 | 05/09/2023 | Semi-detached |
| 15 WATERER WAY, SHEPTON MALLET, MENDIP, SOMERSET, BA4 5FL | £275,000 | 31/08/2022 | Semi-detached |
| 20 WESTWAY CLOSE, SHEPTON MALLET, MENDIP, SOMERSET, BA4 5RX | £257,500 | 29/04/2022 | Semi-detached |
| 11 MANSHIP GREEN, SHEPTON MALLET, MENDIP, SOMERSET, BA4 5RN | £215,000 | 27/01/2022 | Semi-detached |
| 4 DOUGLAS DRIVE, SHEPTON MALLET, MENDIP, SOMERSET, BA4 5RH | £201,000 | 30/11/2021 | Semi-detached |
| 27 COMPTON ROAD, SHEPTON MALLET, MENDIP, SOMERSET, BA4 5QR | £270,000 | 15/10/2021 | Semi-detached |
| 23 CHURCHILL ROAD, SHEPTON MALLET, MENDIP, SOMERSET, BA4 5SU | £216,000 | 09/09/2021 | Semi-detached |
| 37 MASON WAY, SHEPTON MALLET, SOMERSET, BA4 5SJ | £132,000 | 08/09/2021 | Semi-detached |

**Area average:** £264,786 (14 sales)

## Price vs local average

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

- **Local average:** £313,860 (25 Semi-detached, BA4, 2024–2026)
- **Deviation:** -45.9%

## Rental Range

*ONS Price Index of Private Rents (South West). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,108/mo
- **Realistic:** £1,231/mo
- **Optimistic:** £1,354/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £773/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 Terraced House, Lower Downside, BA4 | £1,100/mo | 2 | 1.09 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.65% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 7.8%
- **Cost-to-rent:** 12.9×
- **Monthly cashflow:** £296/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.2%

*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:** £2,179/m²

## Capital growth trend

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

- **5y growth:** 17.7%
- **10y growth:** 49.2%

## House Price Index (HM Land Registry)

*Official index for South West; Semi-detached series; as of March 2026.*

- **1y growth (index):** 1.2%
- **5y growth (index):** 16.4%
- **10y growth (index):** 40.4%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

78 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£169,950 Jun 2016

Price per m²

£2,179/m²

Local average

£313,860 (-45.9%)

Deprivation

Decile 5 (13,666 of 33,755)

Street crime

89 incidents within 1 mile (Apr 2026)

Key features

2 RECEPTION ROOMS
GROUND FLOOR SHOWER ROOM WITH CLOAKROOM ON FIRST FLOOR
DOUBLE GLAZING AND GAS HEATING
LARGE WORKSHOP
GARAGE AND GARDENS

Additional details

Parking: Garage, Yes, Driveway
Garden: Front garden, Rear garden, Yes

Description

Double glazed front entrance door to:

ENTRANCE HALL Staircase rising to the first floor. Door to Dining Room and door to:

SITTING ROOM 14' 6" x 11' 5" ( 4.42m x 3.48m )
Double glazed window to front. Television aerial point. Fitted coal effect gas fire with hearth and mantel. Radiator. Coved ceiling. Telephone point. Built in cupboard with lighting. Radiator.

DINING ROOM 11' 11" x 9' 5" ( 2.87m x 3.3.63m )
Double glazed window to front. Feature corner fireplace with hearth and mantel. Radiator. Television aerial point. Fitted base cupboards and shelving

KITCHEN 12' 9" x 9' 5" (3.89m x 2.87m)
Fitted with a range of hand crafted base, drawer and wall units incorporating single drainer sink unit and work surfaces. Built in ceramic hob and oven. Ceramic tiling. Plumbing for washing machine. Wall mounted electric heater. Understairs cupboard. Double glazed window and door to rear garden. Door to:

SHOWER ROOM 8' 0" x 7' 5" ( 2.44m x 2.26m)
Fitted with a suite of pedestal wash hand basin, low level wc and corner shower cubicle. Ceramic tiling. Double glazed window to rear. Radiator. Airing cupboard with radiator.

ON THE FIRST FLOOR

LANDING Doors to principal rooms.

CLOAKROOM Fitted with a low level wc, and wash hand basin. Double glazed window to rear.

BEDROOM ONE 12' 4" x 11' 6" ( 3.76m x 3.51m )
Two double glazed windows to side. Two radiators. Exposed floorboards. Wall light points.

BEDROOM TWO 14' 5" x 9' 6" ( 4.39m x 2.90m )
Double glazed window to front. Radiator. Side access to eaves storage. Exposed floorboards. Fitted worktops.

OUTSIDE
FRONT The garden is enclosed with a path leading to the front entrance door.

A driveway provides parking and gives access to the:

GARAGE 16' 10" x 11' 0" ( 5.13m x 3.35m )
Up and over door. Wall mounted gas boiler. Power and light connected. Roof storage space. Personal door to rear garden.
(currently divided to create a small workshop area).

SIDE There is pedestrian side access to the rear of the property.

REAR There is a large rear garden comprising paved terrace with shrubs and a sunken pond. The garden continues to the rear of the:

DETACHED WORKSHOP 21' 10" x 12' 2" ( 6.65m x 3.71m )
Double timber doors. Power and light. Windows.

There is also a further SHED and STORE.

Listed by

Shepton Mallet

Geoffrey Smith Estate Agents Ltd

Reference: 52578058

EPC Rating & Upgrade Cost

This certificate expired on 14/12/2025. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 15/12/2015

Expiry date: 14/12/2025 (expired)

Current heating cost: £763/year

Potential heating cost: £463/year

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

Recommendations

Room-in-roof insulation (2,700)
Cavity wall insulation (1,500)
Floor insulation (solid floor) (6,000)
Low energy lighting for all fixed outlets (50)
Solar water heating (6,000)
Replacement glazing units (1,400)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #9872610

Property Details

Street: 8 Westway Lane

Town: SHEPTON MALLET

Postcode: BA4 5RB

Installation Details

Items: 1 window and 2 doors

Certificate Issued: 28/10/2013

Work Completed: 14/10/2013

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	06/06/2016 (10 years ago)	£169,950	—

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
STONE GABLES, 12 HITCHEN LANE, SHEPTON MALLET, SOMERSET, BA4 5TW	£449,500	05/01/2026	Semi-detached
7 MANSHIP GREEN, SHEPTON MALLET, SOMERSET, BA4 5RL	£255,000	12/12/2025	Semi-detached
21 LOCKEY ROAD, SHEPTON MALLET, SOMERSET, BA4 5RQ	£325,000	10/12/2025	Semi-detached
28 DOUGLAS DRIVE, SHEPTON MALLET, SOMERSET, BA4 5RJ	£278,000	05/12/2025	Semi-detached
1 COMPTON CORNER, SHEPTON MALLET, SOMERSET, BA4 5QP	£218,000	28/11/2025	Semi-detached
8 COMPTON CORNER, SHEPTON MALLET, SOMERSET, BA4 5QP	£300,000	27/11/2025	Semi-detached
17 THE SIDINGS, SHEPTON MALLET, SOMERSET, BA4 5FJ	£315,000	05/09/2023	Semi-detached
15 WATERER WAY, SHEPTON MALLET, MENDIP, SOMERSET, BA4 5FL	£275,000	31/08/2022	Semi-detached
20 WESTWAY CLOSE, SHEPTON MALLET, MENDIP, SOMERSET, BA4 5RX	£257,500	29/04/2022	Semi-detached
11 MANSHIP GREEN, SHEPTON MALLET, MENDIP, SOMERSET, BA4 5RN	£215,000	27/01/2022	Semi-detached
4 DOUGLAS DRIVE, SHEPTON MALLET, MENDIP, SOMERSET, BA4 5RH	£201,000	30/11/2021	Semi-detached
27 COMPTON ROAD, SHEPTON MALLET, MENDIP, SOMERSET, BA4 5QR	£270,000	15/10/2021	Semi-detached
23 CHURCHILL ROAD, SHEPTON MALLET, MENDIP, SOMERSET, BA4 5SU	£216,000	09/09/2021	Semi-detached
37 MASON WAY, SHEPTON MALLET, SOMERSET, BA4 5SJ	£132,000	08/09/2021	Semi-detached

Area average: £264,786 (14 sales)

Capital growth trend

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

5y growth 17.7%

10y growth 49.2%

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

1y (index) 1.2%

5y (index) 16.4%

10y (index) 40.4%

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 Mendip: £773/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BA4 5RB

Nearby

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

Type	Name	Distance
Bus stop	Cenotaph	0.3 miles
Bus stop	Aldi	0.3 miles
Shop	Children's Hospice South West	0.4 miles
Shop	Haskins	0.4 miles
Hospital	Practice Plus Group Hospital, Shepton Mallet	0.6 miles
Train station	Mendip Vale	1.5 miles
Train station	Merryfield Lane	2.3 miles
Hospital	Wincanton Community Hospital	10.4 miles

Street-level crime

Category	Count
Violence and sexual offences	47
Anti-social behaviour	16
Shoplifting	6
Other theft	4
Public order	4
Criminal damage and arson	3
Burglary	2
Drugs	2
Robbery	2
Other crime	1
Possession of weapons	1
Vehicle crime	1
Total incidents	89

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
St Paul's Church of England VC Junior School	Primary	0.4 miles	Good — 23 Nov 2023
Whitstone	Secondary	0.5 miles	Good — 15 Jun 2022
Shepton Mallet Community Infants' School & Nursery	Primary	0.7 miles	Good — 13 Mar 2018
Bowlish Infant School	Primary	0.7 miles	Good — 23 Nov 2012
Croscombe Church of England Primary School	Primary	1.8 miles	Requires improvement — 14 Jan 2024

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, Lower Downside, BA4	£1,100/mo	2	1.09 miles	OpenRent

Average rent: £1,100/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.65%

Max investor price (0.8%) £137,500

Target investor price (1%) £110,000

Gross yield 7.8%

Cost-to-rent ratio 12.9×

Monthly cashflow £296/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.2%

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).