# 2 bedroom coach house for sale (TA23 0AF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 HOLM VIEW, WATCHET, SOMERSET TA23 0AF |
| Price | £185,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £180,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 29/07/2035
- **Current heating cost:** £539/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2952-8181-5868-1419-1341)

## Description

NO ONWARD CHAIN - A beautifully presented 2 bedroom detached coach house, with garage, parking, garden and No Onward Chain.

The property comprises a modern detached coach house built by Messrs. Summerfield Homes. Built of traditional brick and block construction, with part rendered elevations, under a tiled roof with the benefit of full uPVC double glazing and gas central heating. The property further benefits from a single garage, a garden and parking space.

The accommodation in brief comprises; part glazed door into Entrance Hall, with personal door into the Garage.

Stairs to the first floor landing, with an airing cupboard housing a Baxi combi boiler for central heating and hot water.

L-shaped Kitchen/Dining/Living Room; double aspect, LVT wood effect flooring, wood effect cupboards and drawers under a rolled edge granite effect worktop with inset stainless steel sink and drainer, mixer tap over, fitted electric oven, 4 ring gas hob with extractor fan over, space for tall fridge/freezer, ample room for dining table and chairs, TV point, telephone point.

Bedroom 1; with aspect to front and enjoying far reaching views over the Bristol Channel to the Welsh coastline, recessed cupboard over the stairs with shelving.

Bedroom 2; with aspect to front, with a glimpse to the Bristol Channel and hatch to roof space.

Recently modernised Shower Room; with low level shower tray, thermostatic mixer shower over, multi panel surrounds, low level WC, wash basin inset into vanity unit, light and shaver point.

OUTSIDE: Garage; with personal door to the garden, power and lighting, up and over door to the front. Space and plumbing for a washing machine, space for a tumble dryer. There is one allocated parking space to the front of the property via a block paved driveway. The garden is enclosed by fencing and is laid to lawn and vegetable patch with a side gate for easy access.

AGENTS NOTE: Our client collects 1/6th of the annual insurance premium from the two owners of the other garages situated underneath the property.

MATERIAL INFORMATION: 

Council Tax Band: B

Tenure: Freehold

Utilities: Mains water, electricity, sewage, gas

Parking: There is one off road parking space at this property. 

Broadband: For an indication of specific speeds and supply or coverage in the area, we would advise interested buyers to use the Ofcom checker: checker.ofcom.org.uk/en-gb/broadband-coverage

Mobile: For an indication of supply or coverage in the area, we would advise interested buyers to use the Ofcom checker: checker.ofcom.org.uk/en-gb/mobile-coverage

Flood Risk: For information relating to flood risk in the area, we would advise interested buyers to use the below government checker: flood-map-for-planning.service.gov.uk/location

Agents Notes: Some of the photographs used by Wilkie, May & Tuckwood have been taken with a wide angled lens to show the property off to its best advantage. Please note the floorplan is for guidance only and is not architecturally accurate.

## Property Photos

- ![Front (Exterior)](/listings/photos/169902392/1729982) - Front (Exterior)
- ![Exterior](/listings/photos/169902392/1729983) - Exterior
- ![Kitchen](/listings/photos/169902392/1729984) - Kitchen
- ![Living Room](/listings/photos/169902392/1729985) - Living Room
- ![Kitchen](/listings/photos/169902392/1729986) - Kitchen
- ![Bedroom](/listings/photos/169902392/1729987) - Bedroom
- ![Study](/listings/photos/169902392/1729988) - Study
- ![Bathroom](/listings/photos/169902392/1729989) - Bathroom
- ![Rear Garden](/listings/photos/169902392/1729990) - Rear Garden
- ![Front (Exterior)](/listings/photos/169902392/1729991) - Front (Exterior)

## Floorplans

- ![Floor Plan](/listings/photos/169902392/1729992) - Floor Plan

## EPC Graphs

- ![EE Rating](/listings/photos/169902392/1729993) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 HOLM VIEW, WATCHET, SOMERSET, TA23 0AF | £180,000 | 17/04/2026 | 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 |
|---------|-------|------|------|
| 53 - 55 LIDDYMORE ROAD, WATCHET, SOMERSET, TA23 0DS | £492,000 | 31/01/2023 | Other |
| [Same street] 32 HOLM VIEW, WATCHET, SOMERSET WEST AND TAUNTON, SOMERSET, TA23 0AF | £290,000 | 26/10/2022 | Terraced |
| [Same street] 34 HOLM VIEW, WATCHET, SOMERSET WEST AND TAUNTON, SOMERSET, TA23 0AF | £225,000 | 13/12/2021 | Terraced |
| [Same street] GARAGE 34 HOLM VIEW, WATCHET, SOMERSET WEST AND TAUNTON, SOMERSET, TA23 0AF | £225,000 | 13/12/2021 | Other |
| [Same street] 23 HOLM VIEW, WATCHET, SOMERSET WEST AND TAUNTON, SOMERSET, TA23 0AF | £220,000 | 10/12/2021 | Terraced |
| [Same street] 38 HOLM VIEW, WATCHET, SOMERSET WEST AND TAUNTON, SOMERSET, TA23 0AF | £212,000 | 29/10/2021 | Terraced |

**Street average:** £234,400 (5 sales)
**Area average:** £492,000 (1 sale)

## Price vs local average

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

- **Local average:** £300,000 (2 Other, TA23, 2024–2026)
- **Deviation:** -38.3%

## Rental Range

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

- **Low:** £1,113/mo
- **Realistic:** £1,237/mo
- **Optimistic:** £1,361/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Taunton & West Somerset (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £723/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 Penthouse, West Bay House, TA23 | £950/mo | 2 | 0.7 miles | OpenRent |
| 2 Bed Flat, Long Street, TA4 | £750/mo | 2 | 1.11 miles | OpenRent |
| 2 Bed Flat, Long Street, TA4 | £750/mo | 2 | 1.11 miles | OpenRent |
| 2 Bed Flat, Long Street, TA4 | £750/mo | 2 | 1.11 miles | OpenRent |
| 2 Bed Semi-Detached House, Kebbys Farm Close, TA4 | £900/mo | 2 | 1.21 miles | OpenRent |

**Average rent: £820/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £93,750
- **Target investor price (1%):** £75,000

*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 £750/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.6×
- **Monthly cashflow:** £-79/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.8%

*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:** £3,136/m²

## Capital growth trend

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

- **5y growth:** -70%

## House Price Index (HM Land Registry)

*Official index for South West; All dwelling types series; as of May 2026.*

- **1y growth (index):** 1.8%
- **5y growth (index):** 15%
- **10y growth (index):** 35.6%

## 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)