Sold STC House

62 CRANMORE PLACE

BATH, BATH AND NORTH EAST SOMERSET BA2 2UP

3 beds 2 baths 99 m² Listed 2 Jul 2024 (-715d)

£365,000

Guide Price

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# 3 bedroom house for sale (BA2 2UP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 62 CRANMORE PLACE, BATH, BATH AND NORTH EAST SOMERSET BA2 2UP |
| Price | £365,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | C |
| Last sold | £360,000 Dec 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 25/06/2034
- **Current heating cost:** £1,667/year
- **Est. upgrade cost to C:** £15,725

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- 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/2661-3039-7206-0624-4200)

## Description

A beautifully presented three-bedroom semi-detached home with three off-street parking spaces and a stylish garden.

Both internally and externally, this property offers charm in abundance. Immediately through the front door, there is a conveniently positioned W/C and storage space for coats and shoes. The living room is an inviting space with wood-effect floors and a feature fireplace, making it feel cozy. Double doors lead through to the conservatory, which in turn opens onto the garden, making it the perfect place to relax in the warmer weather. The modern feel is replicated in the kitchen-dining room, which has plenty of storage and also facilitates access to the garden. The ground floor accommodation is completed by a store, which has electricity, housing space for white goods, and further storage. It could alternatively be used as a study.

All three bedrooms and the shower room can be accessed on the first floor. Both bedrooms one and two are equipped with built-in wardrobes; furthermore, they benefit from views over the garden. Bedroom three is currently used as office space.

The garden is a tranquil space to relax, with an array of seating areas separated by decking, patio, and artificially lawned zones. The garden is completely private to the rear, with mature shrubs, trees, and flowers lining the back. To the right is a large shed for storage. The driveway accommodates three vehicles, with further parking available on the street around the cul-de-sac.

## Property Photos

- ![Front Aspect](/listings/photos/149806163/288880) - Front Aspect
- ![Living Room](/listings/photos/149806163/288881) - Living Room
- ![Living Room](/listings/photos/149806163/288882) - Living Room
- ![Conservatory](/listings/photos/149806163/288883) - Conservatory
- ![Kitchen](/listings/photos/149806163/288884) - Kitchen
- ![Kitchen](/listings/photos/149806163/288885) - Kitchen
- ![Kitchen](/listings/photos/149806163/288886) - Kitchen
- ![Bedroom One](/listings/photos/149806163/288887) - Bedroom One
- ![Bedroom Two](/listings/photos/149806163/288888) - Bedroom Two
- ![Bedroom Three](/listings/photos/149806163/288889) - Bedroom Three
- ![Shower Room](/listings/photos/149806163/288890) - Shower Room
- ![Garden](/listings/photos/149806163/288891) - Garden
- ![Rear Aspect](/listings/photos/149806163/288892) - Rear Aspect
- ![Garden Seating Area](/listings/photos/149806163/288893) - Garden Seating Area

## Floorplans

- ![Floorplan](/listings/photos/149806163/288894) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/149806163/288895) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 62 CRANMORE PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2UP | £360,000 | 24/12/2024 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 482 WELLSWAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 2UB | £2,750,000 | 29/01/2025 | Other |
| [Same street] 39 CRANMORE PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2UP | £485,000 | 31/03/2023 | Semi-detached |
| [Same street] 37 CRANMORE PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2UP | £262,000 | 14/09/2022 | Semi-detached |
| 8 LAND ASSOCIATED WITH ALDER WAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 2DU | £452,500 | 30/09/2021 | Other |
| [Same street] 58 CRANMORE PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2UP | £269,950 | 29/09/2021 | Terraced |
| MIDFORD MANOR CARE HOME FROME ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 5RE | £9,644,852 | 23/09/2021 | Other |

**Street average:** £338,983 (3 sales)
**Area average:** £4,282,451 (3 sales)

## Price vs local average

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

- **Local average:** £1,121,411 (15 Other, BA2, 2024–2026)
- **Deviation:** -67.5%

## Rental Range

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

- **Low:** £1,689/mo
- **Realistic:** £1,877/mo
- **Optimistic:** £2,065/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,197/mo

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £234,625
- **Target investor price (1%):** £187,700

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £3,687/m²

## Capital growth trend

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

- **5y growth:** 256.3%
- **10y growth:** -13.3%

## House Price Index (HM Land Registry)

*Official index for Bath and North East Somerset; All dwelling types series; as of March 2026.*

- **1y growth (index):** -1.3%
- **5y growth (index):** 14.9%
- **10y growth (index):** 32.5%

## 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 Aspect Living Room Living Room Conservatory Kitchen Kitchen Kitchen Bedroom One Bedroom Two Bedroom Three Shower Room Garden Rear Aspect Garden Seating Area

/ 14

Property details

Tenure

FREEHOLD

Floor area

99 m²

Council tax band

EPC rating

Last sold

£360,000 Dec 2024

Price per m²

£3,687/m²

Local average

£1,121,411 (-67.5%)

Deprivation

Decile 5 (14,586 of 33,755)

Street crime

105 incidents within 1 mile (Apr 2026)

Key features

Parking for 3 cars
Beautifully presented through-out
Low maintenance garden
Three bedrooms
Shower room and W/C
Cul-de-sac location
Council Tax - Band C
Freehold

Additional details

Parking: Yes
Garden: Yes

Description

A beautifully presented three-bedroom semi-detached home with three off-street parking spaces and a stylish garden.

Both internally and externally, this property offers charm in abundance. Immediately through the front door, there is a conveniently positioned W/C and storage space for coats and shoes. The living room is an inviting space with wood-effect floors and a feature fireplace, making it feel cozy. Double doors lead through to the conservatory, which in turn opens onto the garden, making it the perfect place to relax in the warmer weather. The modern feel is replicated in the kitchen-dining room, which has plenty of storage and also facilitates access to the garden. The ground floor accommodation is completed by a store, which has electricity, housing space for white goods, and further storage. It could alternatively be used as a study.

All three bedrooms and the shower room can be accessed on the first floor. Both bedrooms one and two are equipped with built-in wardrobes; furthermore, they benefit from views over the garden. Bedroom three is currently used as office space.

The garden is a tranquil space to relax, with an array of seating areas separated by decking, patio, and artificially lawned zones. The garden is completely private to the rear, with mature shrubs, trees, and flowers lining the back. To the right is a large shed for storage. The driveway accommodates three vehicles, with further parking available on the street around the cul-de-sac.

Listed by

Bear Flat

Andrews Estate Agents

Reference: 149806163

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 26/06/2024

Expiry date: 25/06/2034

Current heating cost: £1,667/year

Potential heating cost: £1,096/year

Est. upgrade cost to C: £15,725

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

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Cavity wall insulation (£500 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)
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

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	24/12/2024 (1 year ago)	£360,000	—

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
482 WELLSWAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 2UB	£2,750,000	29/01/2025	Other
Same street 39 CRANMORE PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2UP	£485,000	31/03/2023	Semi-detached
Same street 37 CRANMORE PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2UP	£262,000	14/09/2022	Semi-detached
8 LAND ASSOCIATED WITH ALDER WAY, BATH, BATH AND NORTH EAST SOMERSET, BA2 2DU	£452,500	30/09/2021	Other
Same street 58 CRANMORE PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA2 2UP	£269,950	29/09/2021	Terraced
MIDFORD MANOR CARE HOME FROME ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA2 5RE	£9,644,852	23/09/2021	Other

Street average: £338,983 (3 sales)

Area average: £4,282,451 (3 sales)

Capital growth trend

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

5y growth 256.3%

10y growth -13.3%

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

1y (index) -1.3%

5y (index) 14.9%

10y (index) 32.5%

Rental Range

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

Low £1,689/mo

Realistic £1,877/mo

Optimistic £2,065/mo

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

LHA (30th percentile) floor for Bath: £1,197/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BA2 2UP

Nearby

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

Type	Name	Distance
Shop	Sainsbury's	0.1 miles
Shop	Argos	0.2 miles
Bus stop	Sainsbury's	0.2 miles
Hospital	Saint Martin's Hospital	0.2 miles
Train station	Oldfield Park	1.7 miles
Train station	Bath Spa	1.7 miles
Hospital	BMI Bath Clinic	1.9 miles
University	Bath School of Art & Design	2.0 miles
University	University of Bath	2.5 miles

Street-level crime

Category	Count
Violence and sexual offences	35
Anti-social behaviour	16
Shoplifting	16
Public order	13
Criminal damage and arson	7
Vehicle crime	7
Other theft	5
Burglary	4
Drugs	1
Robbery	1
Total incidents	105

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
Three Ways School	Other	0.1 miles	Good — 3 Jul 2022
Aspire Academy	Other	0.1 miles	Good — 9 Jun 2024
St Martin's Garden Primary School	Primary	0.2 miles	Requires improvement — 14 Sep 2023
Saint Gregory's Catholic College	Secondary	0.3 miles	Good — 14 Dec 2022
St Philip's CofE Primary School	Primary	0.5 miles	— (Inspected (no overall grade))

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

This street 5.2% gross yield avg £344,238 sale, £1,500/mo rent

Rent ratio 0.51%

Max investor price (0.8%) £234,625

Target investor price (1%) £187,700

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).