Sold STC Detached

Apple Tree Cottage

HAM HILL ROAD, YEOVIL, HIGHER ODCOMBE, SOMERSET BA22 8XE

3 beds 2 baths 156 m² Listed 26 Mar 2024 (-809d)

£399,950

Guide Price

Reduced on 3 Apr 2024

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# 3 bedroom detached house for sale (BA22 8XE)

## Property Details

| Key | Value |
|-----|-------|
| Address | APPLE TREE COTTAGE, HAM HILL ROAD, YEOVIL, HIGHER ODCOMBE, SOMERSET BA22 8XE |
| Price | £399,950 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | D |
| Last sold | £392,000 Jul 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 09/05/2033
- **Current heating cost:** £2,505/year
- **Est. upgrade cost to C:** £18,500

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4337-0625-9200-0000-6292)

## Description

A refurbished three bedroom, three reception room detached cottage set in this sought after village location, the accommodation offers good versatility, with the scope for a fourth bedroom if required. The cottage benefits from gas central heating, UPVC double glazing, woodburner in situ, modern kitchen, utility room, cloakroom, en-suite to main bedroom, lovely four piece family bathroom, enclosed private garden, car port and off road parking for multiple vehicles. No Onward Chain.

## Property Photos

- ![Front Aspect](/listings/photos/146144246/247431) - Front Aspect
- ![Kitchen](/listings/photos/146144246/247432) - Kitchen
- ![Kitchen Shot](/listings/photos/146144246/247433) - Kitchen Shot
- ![Kitchen](/listings/photos/146144246/247434) - Kitchen
- ![Lounge](/listings/photos/146144246/247435) - Lounge
- ![Lounge](/listings/photos/146144246/247436) - Lounge
- ![Dining Room](/listings/photos/146144246/247437) - Dining Room
- ![Snug](/listings/photos/146144246/247438) - Snug
- ![Utility Room](/listings/photos/146144246/247439) - Utility Room
- ![Landing](/listings/photos/146144246/247440) - Landing
- ![Bedroom One](/listings/photos/146144246/247441) - Bedroom One
- ![En-Suite Bathroom](/listings/photos/146144246/247442) - En-Suite Bathroom
- ![Dressing Room](/listings/photos/146144246/247443) - Dressing Room
- ![Bedroom Three](/listings/photos/146144246/247444) - Bedroom Three
- ![Bedroom Two](/listings/photos/146144246/247445) - Bedroom Two
- ![Family Bathroom](/listings/photos/146144246/247446) - Family Bathroom
- ![Garden](/listings/photos/146144246/247447) - Garden
- ![Garden](/listings/photos/146144246/247448) - Garden
- ![Car Parking, Car Port & Garage](/listings/photos/146144246/247449) - Car Parking, Car Port & Garage
- ![Front Aspect](/listings/photos/146144246/247450) - Front Aspect
- ![Map 1](/listings/photos/146144246/247451) - Map 1
- ![Map 2](/listings/photos/146144246/247452) - Map 2
- ![Map 3](/listings/photos/146144246/247453) - Map 3

## Floorplans

- ![Floorplan](/listings/photos/146144246/247454) - Floorplan

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/146144246/247455) - Energy Performance Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| APPLE TREE COTTAGE HAM HILL ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XE | £392,000 | 03/07/2024 | 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 |
|---------|-------|------|------|
| [Same street] THE OLD WELL HOUSE HAM HILL ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XE | £390,000 | 18/02/2026 | Detached |
| 15A REX ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XP | £298,000 | 18/12/2025 | Detached |
| [Same street] ROSEWAY HAM HILL ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XE | £230,000 | 30/11/2023 | Detached |
| 23 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8UR | £300,000 | 30/11/2023 | Detached |
| STEEPHOLME, 2 ORCHARD CLOSE, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XR | £305,000 | 16/05/2023 | Detached |
| DRAYWOOD COTTAGE, 1 CHAPEL HILL, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8UH | £295,000 | 10/02/2023 | Detached |
| 8 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR | £469,000 | 25/11/2022 | Detached |
| GLEBE LODGE STREET LANE, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UP | £445,000 | 23/11/2022 | Detached |
| THE MAGNOLIAS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UQ | £530,500 | 23/09/2022 | Detached |
| 15A REX ROAD, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8XP | £300,000 | 24/03/2022 | Detached |
| THE OLD CHAPEL CHAPEL HILL, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UH | £661,250 | 06/01/2022 | Detached |
| 26 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR | £390,000 | 20/09/2021 | Detached |
| 15 ORCHARD CLOSE, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8XR | £257,000 | 10/09/2021 | Detached |
| 1 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR | £385,000 | 23/07/2021 | Detached |
| 31 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR | £360,000 | 29/06/2021 | Detached |
| 25 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR | £385,000 | 29/06/2021 | Detached |

**Street average:** £310,000 (2 sales)
**Area average:** £384,339 (14 sales)

## Price vs local average

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

- **Local average:** £471,523 (37 Detached, BA22, 2024–2026)
- **Deviation:** -15.2%

## Rental Range

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

- **Low:** £1,108/mo
- **Realistic:** £1,231/mo
- **Optimistic:** £1,354/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £848/mo

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £153,875
- **Target investor price (1%):** £123,100

*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:** £2,564/m²

## Capital growth trend

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

- **5y growth:** -2.9%
- **10y growth:** 36%

## House Price Index (HM Land Registry)

*Official index for South West; Detached series; as of March 2026.*

- **1y growth (index):** 0.9%
- **5y growth (index):** 13.2%
- **10y growth (index):** 32.4%

## 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 Kitchen Kitchen Shot Kitchen Lounge Lounge Dining Room Snug Utility Room Landing Bedroom One En-Suite Bathroom Dressing Room Bedroom Three Bedroom Two Family Bathroom Garden Garden Car Parking, Car Port & Garage Front Aspect Map 1 Map 2 Map 3

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Property details

Tenure

FREEHOLD

Floor area

156 m²

Council tax band

EPC rating

Last sold

£392,000 Jul 2024

Price per m²

£2,564/m²

Local average

£471,523 (-15.2%)

Deprivation

Decile 5 (16,844 of 33,755)

Street crime

4 incidents within 1 mile (Apr 2026)

Key features

A Three Bedroom Refurbished Detached Cottage
Three Reception Rooms
Sought After Village Location
Versatile Accommodation With Scope For A Fourth Bedroom
En-Suite To Main Bedroom
Four Piece Family Bathroom
Gas Central Heating & UPVC Double Glazing
Enclosed Private Garden
Car Port & Off Road Parking
No Onward Chain

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Yeovil

Laceys Yeovil Ltd

Reference: 146144246

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 10/05/2023

Expiry date: 09/05/2033

Current heating cost: £2,505/year

Potential heating cost: £1,575/year

Est. upgrade cost to C: £18,500

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

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (solid floor) (£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

Energy Performance Certificate

Price history

Event	Date	Price	% change
Sold	03/07/2024 (1 year ago)	£392,000	—

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
Same street THE OLD WELL HOUSE HAM HILL ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XE	£390,000	18/02/2026	Detached
15A REX ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XP	£298,000	18/12/2025	Detached
Same street ROSEWAY HAM HILL ROAD, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XE	£230,000	30/11/2023	Detached
23 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8UR	£300,000	30/11/2023	Detached
STEEPHOLME, 2 ORCHARD CLOSE, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8XR	£305,000	16/05/2023	Detached
DRAYWOOD COTTAGE, 1 CHAPEL HILL, HIGHER ODCOMBE, YEOVIL, SOMERSET, BA22 8UH	£295,000	10/02/2023	Detached
8 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR	£469,000	25/11/2022	Detached
GLEBE LODGE STREET LANE, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UP	£445,000	23/11/2022	Detached
THE MAGNOLIAS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UQ	£530,500	23/09/2022	Detached
15A REX ROAD, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8XP	£300,000	24/03/2022	Detached
THE OLD CHAPEL CHAPEL HILL, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UH	£661,250	06/01/2022	Detached
26 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR	£390,000	20/09/2021	Detached
15 ORCHARD CLOSE, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8XR	£257,000	10/09/2021	Detached
1 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR	£385,000	23/07/2021	Detached
31 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR	£360,000	29/06/2021	Detached
25 WESTBURY GARDENS, HIGHER ODCOMBE, YEOVIL, SOUTH SOMERSET, SOMERSET, BA22 8UR	£385,000	29/06/2021	Detached

Street average: £310,000 (2 sales)

Area average: £384,339 (14 sales)

Capital growth trend

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

5y growth -2.9%

10y growth 36%

House Price Index (HM Land Registry — official index, not sold-price averages): South West. Series: Detached. As of March 2026.

1y (index) 0.9%

5y (index) 13.2%

10y (index) 32.4%

Rental Range

Estimated market rent for South West. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,108/mo

Realistic £1,231/mo

Optimistic £1,354/mo

Based on Region from postcode lookup → South West.

LHA (30th percentile) floor for Yeovil: £848/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BA22 8XE

Address

Ham Hill Road

Nearby

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

Type	Name	Distance
Shop	Montacute Service Station	1.0 miles
Shop	P L Warry & Sons	1.0 miles
Bus stop	Unknown	1.1 miles
Bus stop	Mason Lane	1.5 miles
University	University Centre Yeovil	2.4 miles
Hospital	Summerlands	2.5 miles
Hospital	Yeovil Hospital	3.1 miles
Train station	Yeovil Pen Mill	4.0 miles
Train station	Yeovil Junction	4.0 miles

Street-level crime

Category	Count
Anti-social behaviour	2
Violence and sexual offences	2
Total incidents	4

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
All Saints Church School	Primary	1.0 miles	Good — 10 Mar 2014
Kingfisher Primary School	Primary	1.2 miles	Outstanding — 13 Jun 2019
West Coker CofE VC Primary School	Primary	1.2 miles	Good — 23 Jun 2024
Cambian Lufton College	Other	1.3 miles	— (No rating)
Stanchester Academy	Secondary	1.7 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.

Rent ratio 0.31%

Max investor price (0.8%) £153,875

Target investor price (1%) £123,100

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).

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