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11 12, Flat 2, Westgate Buildings, Bath, BA1 1EB

2 planning records

Estimated value

£448,000

  • Since the 2022 sale (£1,900,000)-76%
  • Against BA1 1EB's recent median (£176,000)+155%

Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Floor 01
Habitable rooms
7
From EPC
Floor area
121 m²
1302 sq ft
Energy rating
C
Score 70
Council tax
Band B
Tenure
Owner Occupied
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£448,000

  • Against its 2022 sale (£1,900,000)-76%
  • Against BA1 1EB's recent median (£176,000)+155%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 11 12 is modelled from its 121 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BA1 1EB. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    121 m² from the EPC lodged in March 2025

  • Sales of this home

    2 sales recorded, the latest in 2022

  • Recent sales in BA1 1EB

    5 sales, median £176,000 (2019–2001)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: May 2022Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Latest sale on 11 12 was the highest on Land Registry record across the postcode.

Sales timeline

  1. 11 May 2022Most recent

    £1,900,000

    +40.7%over 7 years

  2. 30 April 2015

    £1,350,000

Median price across the last 5 sales in BA1 1EB: £176,000 (2019–2001).

Risks

What this page doesn't show

2 potential issues have already been flagged for 11 12, Flat 2, Westgate Buildings, Bath, BA1 1EB. The detail, evidence and what to ask about it are in the Risks Report.
  • Signs of HMO activity in the areaIn report
  • Larger development activity nearbyIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

One time fee only - money back guarantee

Overview

About 11 12

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

11 12 is a mid-terrace house in Bath (BA1 1EB). It has a recorded floor area of 121 m² (around 1302 sq ft), construction records dating it to before 1900 and council tax band B. At 121 m² this is the 2nd smallest of 4 units on EPC record in 11 12, where floor areas span 107–121 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (March 2025) shows a C (score 70). When first surveyed in November 2008 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Very Poor to Poor and lighting went from Poor to Very Good; while hot-water efficiency dropped from Very Good to Good and main heating dropped from Very Good to Good.

Across 2015–2022, sale prices on this property compounded at 5% per year. Today's modelled estimate of £448,000 is 76.4% below the 2022 sale of £1,900,000, below the original sale price, which typically signals condition or completion-status changes worth verifying. On a £-per-square-foot basis, the last sale (£1,459/sq ft) was about 537.7% above the typical sold price in the postcode. At 121 m² the property is well over the postcode median (43 m² across 26 EPCs), placing it in the larger end of the local stock. 2 planning records sit against the property, 0 approved, 1 refused. Sold May 2022 for £1,900,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you decide

Everything you need to know about 11 12

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaLarger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 5)
Mar 2025

EPC Rating

A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 24 March 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Mar 2015from Feb 2009
EPC improved fromD66toC74
Windows
SingleSecondary

Single glazing replaced with double or better glazing

Wall Insulation
Uninsulated SolidInsulated Stone

Wall insulation upgraded

Low Energy Lighting
0%50%

More low energy lighting installed

Jun 2019from Mar 2015
Low Energy Lighting
50%80%

More low energy lighting installed

Mar 2025from Jun 2019
Hot Water
Very GoodGood

Hot water efficiency decreased

Windows
SingleSecondary

Single glazing replaced with double or better glazing

Walls
Very PoorPoor

Wall insulation improved

Low Energy Lighting
80%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 11 12, Flat 2, Westgate Buildings, Bath, BA1 1EB, sourced from the PlanIt planning register.

2 applications on record at 11 12, Flat 2, Westgate Buildings, Bath, BA1 1EB

2decisions1extensions22documents10nearby
Flagged:Retrospective
  1. Dec 2009
    ExtensionFull
    Outcome in report

    Provision of fixed seating and tables, giant umbrella and awnings, wall mounted mesh screens, lighting and planting boxes to boundary to pavement to James Street West. Erection of wood boarded fence to boundary to no. 13 Westgate Buildings. New grill in wall of rear extension facing no. 13. (retrospective)

    Retrospective
    Documents
    19 docs on file
    Reference
    09/04041/FUL
    Full record in report
  2. More recent applications — locked
  3. Tree WorksDecision

Unlock 11 12, Flat 2, Westgate Buildings, Bath, BA1 1EB's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (2 on record)
  • All 2 applications on this property in full, plus 10 notable nearby
  • The 22 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Westgate Buildings homes

Four headline reads against 26 similar flats on this street, drawn from the latest EPC and Land Registry data.

11 12 outperforms the street on floor area by a wide margin.

EPC Rating

70 (C)

Street avg 67 (D)

On par

Floor Area

121 m²

Street avg 51 m²

Strongly above

CO₂ Emissions

4.0 t/year

Street avg 2.3 t/year

Strongly below

Habitable Rooms

7 rooms

Street avg 4 rooms

Strongly above
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Bath district page.
Full Bath report

Crime

392/mo

Steady year-on-year across the wider district.

Nearest stop

0.0 km

Westgate Buildings — bus stop.

Closest school

0.1 km

Bath College. 25 schools nearby.

Nearest schools

  • Bath College16 plus115m
  • Widcombe Infant SchoolPrimary732m
  • Widcombe CofE Junior SchoolPrimary773m
  • Hayesfield Girls SchoolSecondary807m

Nearest stops

  • Westgate BuildingsBus stop22m
  • Avon StreetBus stop51m
  • St James's ParadeBus stop79m
  • James Street WestBus stop133m

Most reported crime locally

  • Violence & Sexual Offences2,065 reports33%
  • Anti-social Behaviour1,038 reports17%
  • Shoplifting856 reports14%
  • Public Order661 reports11%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-era1st Floor FlatEPC CPre-1919 build

Because the property was built before 1919, we believe a Level 3 building survey should be considered.

From £1,020 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£461k

15a 16, Flat 1, Milsom Street

BA1 1DE

Flat
£474k

11 12, Flat 3, Westgate Buildings

BA1 1EB

Flat
£490k

1 Milsom Apartments, Milsom Place

BA1 1AW

Flat3 bed2 bath
£350k

15a 16, Flat 2, Milsom Street

BA1 1DE

Flat
£344k

10a, Flat 2, Queen Street

BA1 1HE

Flat
£595k

11 12, Flat 1 4, Westgate Buildings

BA1 1EB

Flat
£595k

11 12, Flat 1, Westgate Buildings

BA1 1EB

Flat
£329k

1 2, Flat 1, St Michaels Place

BA1 1SG

Flat

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 11 12 is modelled from its 121 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in BA1 1EB. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for 11 12. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 11 12 was lodged in March 2025 at band C and is valid until March 2035. 5 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 11 12. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 16 months, which places each incident at an approximate point. The 25 schools and 30 stops listed are measured in a straight line from BA1 1EB, not by walking route.
Council tax band
11 12 is in council tax band B. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 11 12, Flat 2, Westgate Buildings, Bath, BA1 1EB. Each answer is also embedded as structured data for search engines.

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