Sold STC Detached

Priory Close

Combe Down, Bath, BA2 5AW

4 beds 2 baths Listed 30 Jul 2024 (-732d)

£850,000

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Front of house

Front of house Hallway Sitting room Sitting room Sitting room Sitting room Dining room Dining room Kitchen diner Kitchen diner Kitchen diner Kitchen diner Hallway Landing Bedroom two Bedroom four Landing Bedroom one Bedroom one Bedroom three Bathroom Rear garden Rear garden Woodland Woodland clearing National Trust wild garlic meadow

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Property details

Tenure

FREEHOLD

Council tax band

F

EPC rating

C

Last sold

£850,000

Price per m²

£6,489/m²

Local average

£811,271 (+4.8%)

Deprivation

Decile 10 (32,204 of 33,755)

Street crime

94 incidents within 1 mile (May 2026)

Key features

  • Four bedroom detached
  • Sought after location on a 0.25 acre plot
  • Private woodland area
  • Garage and driveway parking
  • Further potential to extend
  • Close to all local amenities and schooling

Additional details

Parking
Yes
Garden
Yes

Description

A spacious four bedroom detached home in this highly sought after location. Potential to extend further if required and comes with its own private woodland plot. Garage and off-street parking, close to local amenities, schooling and easy access to the city.

Listed by

Bath

TYNINGS BATH

Reference: 150790748

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 11/04/2024

Expiry date: 10/04/2034

Current heating cost: £1,436/year

Potential heating cost: £1,303/year

Est. upgrade cost to C: £5,500

Recommendations

  • Floor insulation (suspended floor) (£800 - £1,200)
  • 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

2D

2D

EPC Graphs

Energy Performance Certificate

Energy Performance Certificate

Price history

Event Date Price % change
Sold 01/08/1996 (30 years ago) £145,000 —

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
41 PRIORY CLOSE, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5AN £1,500,000 09/09/2025 Detached
49 PRIORY CLOSE, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5AN £1,150,000 05/09/2025 Detached
7 FERRIS ROAD, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FN £619,995 13/10/2023 Detached
8 RICHARDSON GROVE, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FP £765,000 10/10/2023 Detached
6 RICHARDSON GROVE, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FP £640,000 29/09/2023 Detached
4 RICHARDSON GROVE, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FP £600,000 13/09/2023 Detached
9 RICHARDSON GROVE, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FP £765,000 26/06/2023 Detached
6 JANES GROVE, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FH £650,000 10/05/2023 Detached
7 RICHARDSON GROVE, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FP £765,000 24/03/2023 Detached
8 JANES GROVE, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FH £635,000 17/03/2023 Detached
4 JANES GROVE, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FH £625,000 28/02/2023 Detached
3 FERRIS ROAD, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FN £735,000 27/02/2023 Detached
1 FERRIS ROAD, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FN £745,000 24/02/2023 Detached
10 NAISH ROAD, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FX £599,000 07/11/2022 Detached
7 NAISH ROAD, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FX £575,000 14/10/2022 Detached
2 WRATISLAW ROAD, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FW £599,000 22/09/2022 Detached
75 PRIORY CLOSE, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5AP £1,150,000 04/05/2022 Detached
2 NAISH ROAD, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5FX £345,000 29/04/2022 Detached
BONNIE BANKS RALPH ALLEN DRIVE, BATH, BATH AND NORTH EAST SOMERSET, BA2 5AE £840,000 22/04/2022 Detached
4 STONEHOUSE LANE, COMBE DOWN, BATH, BATH AND NORTH EAST SOMERSET, BA2 5DW £755,000 25/03/2022 Detached

Area average: £752,900 (20 sales)

Capital growth trend

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

5y growth -4%
10y growth 39.6%

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 BA2 5AW

Address

Priory Close

Nearby

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

Type Name Distance
Bus stop Prior Park College 0.0 miles
Shop Prior Park Ticket Office 0.1 miles
Shop Good and Well Coffee 0.4 miles
Train station Bath Spa 1.0 miles
University University of Bath 1.2 miles
University University of Bath Campus 1.2 miles
Train station Oldfield Park 1.7 miles
Hospital Dorothy House Hospice Care 2.8 miles
Hospital Trowbridge Community Hospital 6.5 miles

Street-level crime

Category Count
Violence and sexual offences 26
Anti-social behaviour 18
Shoplifting 14
Criminal damage and arson 8
Public order 8
Other theft 4
Vehicle crime 4
Burglary 3
Drugs 2
Possession of weapons 2
Robbery 2
Bicycle theft 1
Other crime 1
Theft from the person 1
Total incidents 94

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
Prior Park College Other 0.2 miles — (No rating)
Mulberry Park Educate Together Primary Academy Primary 0.4 miles Good — 22 Jan 2023
Combe Down CofE Primary School Primary 0.4 miles Good — 11 Oct 2013
The Paragon School, Junior School of Prior Park College Other 0.5 miles — (No rating)
Beechen Cliff School Secondary 0.8 miles Good — 8 Nov 2023

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 Detached House, Mallett Grove, BA2 £2,380/mo 4 0.25 miles OpenRent
4 Bed Maisonette, Ivy Bank Park, BA2 £4,658/mo 4 0.67 miles OpenRent

Average rent: £3,519/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%
Max investor price (0.8%) £439,875
Target investor price (1%) £351,900
Gross yield 5%
Cost-to-rent ratio 20.1×
Monthly cashflow £-205/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -1%
  • 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).

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