# 2 bedroom semi-detached house for sale (BA11 3HY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 15 HENLEY WAY, FROME, SOMERSET BA11 3HY |
| Price | £270,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £260,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 09/10/2035
- **Current heating cost:** £604/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0235-0920-6309-0870-4296)

## Description

**SUMMARY**

A well-positioned two-bedroom semi-detached home featuring a paved front terrace, spacious lounge, and a modern kitchen/diner. Includes a downstairs WC, low-maintenance rear garden with garage access, stylish bathroom, and two comfortable bedrooms. Ideal for easy, practical living.

**DESCRIPTION**

Located just a short stroll from the town centre, this charming two-bedroom semi-detached home combines character, comfort, and convenience. A welcoming paved front terrace sets the tone, perfect for enjoying a morning coffee or unwinding in the evening. Inside, the spacious lounge features a cosy electric fireplace, creating a warm and inviting ambiance.

The heart of the home is a stylish kitchen/diner, thoughtfully laid out for both everyday living and entertaining. A rear porch leads to a handy downstairs WC and provides access to the low-maintenance back garden, complete with a raised flowerbed, rear gate, and easy entry to the garage.

Upstairs, you'll find a beautifully presented family bathroom, a generously sized L-shaped master bedroom, and a second bedroom ideal for guests or a home office. 

This delightful property is an excellent choice for first-time buyers, downsizers, or anyone seeking a well-situated home with timeless appeal.

**Lounge** 14' 2" x 13' 5" ( 4.32m x 4.09m )

Beautiful lounge with an electric fireplace

**Kitchen/Diner** 14' 1" x 8' 2" ( 4.29m x 2.49m )

Light and airy with stylish units with a window that looks out to the back garden

**Wc** 5' 8" x 2' 10" ( 1.73m x 0.86m )

Classic white downstairs WC with basin

**Bedroom One** 14' 2" x 11' 7" ( 4.32m x 3.53m )

Spacious L shaped designed bedroom, with two windows and radiator

**Bedroom Two** 9' 11" x 7' 9" ( 3.02m x 2.36m )

Window that looks out to the rear of the house and radiator

**Bathroom** 6' 9" x 6' 1" ( 2.06m x 1.85m )

Classic white bathroom with shower over the bath and radiator

**Rear Porch** 5'  x 2' 11" ( 1.52m x 0.89m )

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/167734133/778446)
- ![Photo](/listings/photos/167734133/778447)
- ![Photo](/listings/photos/167734133/778448)
- ![Photo](/listings/photos/167734133/778449)
- ![Photo](/listings/photos/167734133/778450)
- ![Photo](/listings/photos/167734133/778451)
- ![Photo](/listings/photos/167734133/778452)
- ![Photo](/listings/photos/167734133/778453)
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- ![Photo](/listings/photos/167734133/778455)
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- ![Photo](/listings/photos/167734133/778457)
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- ![Photo](/listings/photos/167734133/778459)
- ![Photo](/listings/photos/167734133/778460)
- ![Photo](/listings/photos/167734133/778461)
- ![Photo](/listings/photos/167734133/778462)

## Floorplans

- ![Floorplan 1](/listings/photos/167734133/778463) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/167734133/778464) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 HENLEY WAY, FROME, SOMERSET, BA11 3HY | £260,000 | 06/02/2026 | 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 |
|---------|-------|------|------|
| 1 DELTA COURT, FROME, SOMERSET, BA11 3HU | £280,000 | 18/08/2023 | Semi-detached |
| 7 WHATCOMBE ROAD, FROME, SOMERSET, BA11 3AE | £245,000 | 31/03/2023 | Semi-detached |
| [Same street] 32 HENLEY WAY, FROME, MENDIP, SOMERSET, BA11 3HY | £380,000 | 18/07/2022 | Semi-detached |
| 10 DELTA CLOSE, FROME, MENDIP, SOMERSET, BA11 3AH | £368,000 | 27/06/2022 | Semi-detached |

**Street average:** £380,000 (1 sale)
**Area average:** £297,667 (3 sales)

## Price vs local average

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

- **Local average:** £346,076 (47 Semi-detached, BA11, 2024–2026)
- **Deviation:** -22%

## Rental Range

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

- **Low:** £1,111/mo
- **Realistic:** £1,234/mo
- **Optimistic:** £1,357/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 Flat, Wine Street, BA11 | £1,830/mo | 2 | 0.28 miles | OpenRent |
| 2 Bed Flat, Catherine Street, BA11 | £950/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Bungalow, Health Drive, BA11 | £1,200/mo | 2 | 0.39 miles | OpenRent |
| 2 Bed Flat, Selwood Court, BA11 | £975/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Terraced House, Ashtree Road, BA11 | £995/mo | 2 | 0.62 miles | OpenRent |

**Average rent: £1,190/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £124,375
- **Target investor price (1%):** £99,500

*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 £995/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.6×
- **Monthly cashflow:** £-193/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3%

*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:** £4,500/m²

## Capital growth trend

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

- **5y growth:** -9.1%
- **10y growth:** 45.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 4.4%
- **5y growth (index):** 18.1%
- **10y growth (index):** 43.8%

## 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)