# 3 bedroom semi-detached house for sale (BS31 1RU) ## Property Details | Key | Value | |-----|-------| | Address | 56 WAVENEY ROAD, BRISTOL, KEYNSHAM, BATH AND NORTH EAST SOMERSET BS31 1RU | | Price | £400,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | D | | Construction age | England and Wales: 1967-1975 | | Floor area | 89 m² | | Last sold | £400,000 Sep 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 05/03/2035 - **Current heating cost:** £689/year - **Est. upgrade cost to C:** £14,500 ### Recommendations - W2 (£4,000 - £6,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6700-4568-0922-6406-3753) ## Description     **Quote Reference NF0664 To View** Step into this charming semi-detached house at the end of a quiet road, a hidden gem nestled in the heart of a welcoming community. Built in 1975, this spacious family home boasts a modern finish that effortlessly blends comfort with style. As you enter, you're greeted by a convenient entrance porch, perfect for storing coats and shoes, leading to a hallway that connects the downstairs rooms and staircase to the first floor.  The kitchen/breakfast room at the front of the house provides a light space to cook and prepare meals with loved ones, while the living dining room at the rear opens up to the lush rear garden, offering a seamless indoor-outdoor living experience.  Upstairs, you'll find a landing with an airing cupboard and loft access, this leads to three bedrooms - two spacious double sized with fitted cupboards and a generous single room. Finally there is the modern bathroom which has fresh white tiles with a white suite and grey furniture.  Outside, the south-facing rear garden, bathed in sunlight is a peaceful retreat, enclosed by a patio, lawn, and surrounded by beautiful trees. The front garden offers an open space with a well-maintained lawn, perfect for an clear outlook. Parking is a breeze with a garage and driveway, ensuring convenience for your family's vehicles. Some have adapted the garages into more living accommodation if the need arises.  **Location** Set in the desirable Wellsway side of Keynsham, this location is ideal for families with children attending the nearby Chandag Primary and Wellsway Secondary schools. The tranquil setting near Manor Fields provides a sense of peace and security, ideal for raising a family.  Just a stone's throw away from the vibrant cities of Bath and Bristol, you'll enjoy easy access to a myriad of cultural attractions, entertainment options, and dining experiences. Keynsham itself offers a range of amenities, including a train station for convenient travel and a welcoming community to call your own. Embrace the best of both worlds with this family-friendly property in the picturesque town of Keynsham, where urban convenience meets rural tranquillity. Your family's next chapter awaits in this charming home surrounded by a warm and welcoming community, rich with history and modern conveniences.   **Porch** - 1.6m x 1.5m (5'2" x 4'11") Obscure double glazed door and windows with two storage cupboards**Hallway** Single glazed door to the front aspect, consumer unit, dado rail, radiator, stairs to the first floor and Kardean flooring. **Kitchen/Breakfast Room** - 3.95m x 3.08m (12'11" x 10'1") Obscure double glazed door to the side aspect, double glazed window to the front aspect, a range of wall and base units with tiled splash back, laminate work surfaces, inset 1& 1/2 sink/drainer unit with a mixer tap over, space for a cooker with an extractor hood over, washing machine and fridge freezer, breakfast bar, under stairs storage cupboard, radiator and vinyl flooring. **Living/Dining Room** - 5.7m max x 4.51m max L-Shaped (18'8" x 14'9") Double glazed windows and a door to the rear aspect, coved ceiling, two radiators and s television aerial. **Landing** Double glazed window to the side aspect, loft hatch with partial boarding and a light, dado rail and an airing cupboard with shelving and houses the wall mounted Worcester boiler.  **Bedroom One** - 3.73m x 3.12m (12'2" x 10'2") Two double glazed windows to the front aspect, textured ceiling, radiator and a fitted storage cupboard. **Bedroom Two** - 3.96m x 3.6m (12'11" x 11'9") Double glazed window to the rear aspect, textured ceiling, radiator and a fitted storage cupboard. **Bedroom Three** - 2.69m x 2.42m (8'9" x 7'11") Double glazed window to the rear aspect  and a radiator. **Bathroom** - 2.07m x 1.85m (6'9" x 6'0") Obscure double glazed window to the front aspect, recessed spot lights, extractor fan, tiled walls, heated towel radiator and tiled flooring. There is a three piece suite comprising of a Bath with glass shower screen and mixer shower over, vanity unit with wash hand basin and a low level WC. **Rear Garden** - 10.52m x 8.48m (34'6" x 27'9") Southerly facing and enclosed by wooden fencing with an access door to the garage, there is a large patio area of Bowland stone, a lawn area with a stone wall creating a planted border at the rear, trees and a wooden shed and an outside light. **Front Garden** A hedge border to one side and is laid to lawn with a pathway, planted border of shrubs and an area of Cerny stone. **Garage** - 4.96m x 2.25m (16'3" x 7'4") Up and over door to the front aspect with an access door to the rear garden, eaves storage space with power and light.**Driveway** Laid to concrete and and can accommodate one to two cars dependant on size.  ## Property Photos - ![Photo](/listings/photos/159581579/647012) - ![Photo](/listings/photos/159581579/647014) - ![Photo](/listings/photos/159581579/647015) - ![Photo](/listings/photos/159581579/647024) - ![Photo](/listings/photos/159581579/647031) - ![Photo](/listings/photos/159581579/647043) - ![Photo](/listings/photos/159581579/647052) - ![Photo](/listings/photos/159581579/647059) - ![Photo](/listings/photos/159581579/647071) - ![Photo](/listings/photos/159581579/647079) - ![Photo](/listings/photos/159581579/647083) - ![Photo](/listings/photos/159581579/647086) - ![Photo](/listings/photos/159581579/647088) - ![Photo](/listings/photos/159581579/647090) - ![Photo](/listings/photos/159581579/647093) - ![Photo](/listings/photos/159581579/647096) - ![Photo](/listings/photos/159581579/647098) - ![Photo](/listings/photos/159581579/647114) - ![Photo](/listings/photos/159581579/647125) - ![Photo](/listings/photos/159581579/647138) - ![Photo](/listings/photos/159581579/647143) - ![Photo](/listings/photos/159581579/647145) - ![Photo](/listings/photos/159581579/647147) - ![Photo](/listings/photos/159581579/647153) - ![Photo](/listings/photos/159581579/647161) ## Floorplans - ![Floorplan 1](/listings/photos/159581579/647162) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/159581579/647163) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #17278121 - **Address:** 56 Waveney Road, Keynsham, BS31 1RU - **Certificate Issued:** 10/05/2026 - **Work Completed:** 24/04/2026 - **Items:** 4 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 56 WAVENEY ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1RU | £400,000 | 18/09/2025 | Semi-detached | | 56 WAVENEY ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1RU | £310,000 | 02/11/2016 | Semi-detached | | 56 WAVENEY ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1RU | £282,500 | 13/04/2015 | 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 | |---------|-------|------|------| | 16 WALDEN ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1QW | £445,000 | 14/09/2023 | Semi-detached | | [Same street] 58 WAVENEY ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1RU | £535,000 | 14/04/2023 | Terraced | | 25 TORRIDGE ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1QQ | £465,000 | 09/01/2023 | Semi-detached | | 12 WALDEN ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1QW | £437,000 | 15/12/2022 | Semi-detached | | 22 WAVENEY ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1RY | £500,000 | 11/11/2022 | Semi-detached | | 16 EVENLODE WAY, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1RT | £460,000 | 16/09/2022 | Semi-detached | | [Same street] 54 WAVENEY ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1RU | £427,000 | 21/07/2022 | Semi-detached | | 14 WALDEN ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1QW | £380,000 | 13/04/2022 | Semi-detached | | 36 HURN LANE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1RS | £430,000 | 01/02/2022 | Semi-detached | | 30 TORRIDGE ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1QQ | £380,000 | 10/12/2021 | Semi-detached | | [Same street] 27 WAVENEY ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1RU | £360,000 | 08/11/2021 | Semi-detached | | 119 HURN LANE, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1SG | £395,000 | 20/08/2021 | Semi-detached | | 22 TORRIDGE ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1QQ | £465,000 | 06/08/2021 | Semi-detached | | [Same street] 48 WAVENEY ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1RU | £400,000 | 30/07/2021 | Terraced | | [Same street] 60 WAVENEY ROAD, KEYNSHAM, BRISTOL, BATH AND NORTH EAST SOMERSET, BS31 1RU | £522,500 | 30/06/2021 | Detached | **Street average:** £448,900 (5 sales) **Area average:** £435,700 (10 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £470,804 (23 Semi-detached, BS31, 2024–2026) - **Deviation:** -15% ## Rental Range *ONS Price Index of Private Rents (Bath and North East Somerset). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,689/mo - **Realistic:** £1,877/mo - **Optimistic:** £2,065/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Bath (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,197/mo ## 1% Rule - **Rent ratio:** 0.47% (weak for cashflow) - **Max investor price (0.8%):** £234,625 - **Target investor price (1%):** £187,700 *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:** £4,494/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 24.5% - **10y growth:** 67.7% ## House Price Index (HM Land Registry) *Official index for Bath and North East Somerset; Semi-detached series; as of March 2026.* - **1y growth (index):** 0.2% - **5y growth (index):** 18.6% - **10y growth (index):** 37.5% ## 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)