# 4 bedroom detached house for sale (BA2 5AW) ## Property Details | Key | Value | |-----|-------| | Address | Priory Close, Combe Down, Bath, BA2 5AW | | Price | £850,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | F | | Last sold | £850,000 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Expiry date:** 10/04/2034 - **Current heating cost:** £1,436/year - **Est. upgrade cost to C:** £5,500 ### Recommendations - W1 (£800 - £1,200) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3600-7795-0222-2395-3443) ## 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. ## Property Photos - ![Front of house](/listings/photos/150790748/1541068) - Front of house - ![Hallway](/listings/photos/150790748/1541069) - Hallway - ![Sitting room](/listings/photos/150790748/1541070) - Sitting room - ![Sitting room](/listings/photos/150790748/1541071) - Sitting room - ![Sitting room](/listings/photos/150790748/1541072) - Sitting room - ![Sitting room](/listings/photos/150790748/1541073) - Sitting room - ![Dining room](/listings/photos/150790748/1541074) - Dining room - ![Dining room](/listings/photos/150790748/1541075) - Dining room - ![Kitchen diner](/listings/photos/150790748/1541076) - Kitchen diner - ![Kitchen diner](/listings/photos/150790748/1541077) - Kitchen diner - ![Kitchen diner](/listings/photos/150790748/1541078) - Kitchen diner - ![Kitchen diner](/listings/photos/150790748/1541079) - Kitchen diner - ![Hallway](/listings/photos/150790748/1541080) - Hallway - ![Landing](/listings/photos/150790748/1541081) - Landing - ![Bedroom two](/listings/photos/150790748/1541082) - Bedroom two - ![Bedroom four](/listings/photos/150790748/1541083) - Bedroom four - ![Landing](/listings/photos/150790748/1541084) - Landing - ![Bedroom one](/listings/photos/150790748/1541085) - Bedroom one - ![Bedroom one](/listings/photos/150790748/1541086) - Bedroom one - ![Bedroom three](/listings/photos/150790748/1541087) - Bedroom three - ![Bathroom](/listings/photos/150790748/1541089) - Bathroom - ![Rear garden](/listings/photos/150790748/1541090) - Rear garden - ![Rear garden](/listings/photos/150790748/1541091) - Rear garden - ![Woodland](/listings/photos/150790748/1541092) - Woodland - ![Woodland clearing](/listings/photos/150790748/1541093) - Woodland clearing - ![National Trust wild garlic meadow](/listings/photos/150790748/1541094) - National Trust wild garlic meadow ## Floorplans - ![2D](/listings/photos/150790748/1541096) - 2D ## EPC Graphs - ![Energy Performance Certificate](/listings/photos/150790748/1541099) - Energy Performance Certificate ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 52 PRIORY CLOSE, BATH, BATH AND NORTH EAST SOMERSET, BA2 5AW | £145,000 | 01/08/1996 | 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 | |---------|-------|------|------| | 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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £811,271 (50 Detached, BA2, 2024–2026) - **Deviation:** +4.8% ## 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 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)** ## 1% Rule - **Rent ratio:** 0.41% (weak for cashflow) - **Max investor price (0.8%):** £439,875 - **Target investor price (1%):** £351,900 *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 £3,519/mo).* - **Gross yield:** 5% - **Cost-to-rent:** 20.1× - **Monthly cashflow:** £-205/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -1% *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:** £6,489/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -4% - **10y growth:** 39.6% ## 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)