Model valuation£417,0008 Busby Close
Local market context
23 Charlcombe Lane, Larkhall, Bath, BA1 6NS
Notable views3 sales on record1 planning record
Estimated value
£567,000
- Since the 2016 sale (£439,000)+29%
- Against BA1 6NS's recent median (£586,000)-3%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Floor area
98 m²
1055 sq ft
Energy rating
E
Score 50
Council tax
Band D
Tenure
Owner Occupied
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
£567,000
- Against its 2016 sale (£439,000)+29%
- Against BA1 6NS's recent median (£586,000)-3%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Charlcombe Lane is modelled from its 98 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BA1 6NS. 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
98 m² from the EPC lodged in September 2015
Sales of this home
3 sales recorded, the latest in 2016
Recent sales in BA1 6NS
5 sales, median £586,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
23 Charlcombe Lane has more than quadrupled in price since its earliest registered sale in 1996.
Sales timeline
29 January 2016Most recent
£439,000
+62.6%over 11 years7 April 2004
£270,000
+275.0%over 7 years29 November 1996
£72,000
Median price across the last 5 sales in BA1 6NS: £586,000 (2025–2021).
Nearby sales in BA1 6NS
27 Charlcombe Lane, Larkhall, Bath, BA1 6NS
Sold Mar 2025
£530,00024 Charlcombe Lane, Larkhall, Bath, BA1 6NS
Sold Oct 2024
£625,00029 Charlcombe Lane, Larkhall, Bath, BA1 6NS
Sold Oct 2024
£421,75022 Charlcombe Lane, Larkhall, Bath, BA1 6NS
Sold Jan 2023
£637,50035 Charlcombe Lane, Larkhall, Bath, BA1 6NS
Sold Jun 2021
£586,000
What this page doesn't show
1 potential issue has already been flagged for 23 Charlcombe Lane, Larkhall, Bath, BA1 6NS. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Flood risk from rivers, sea and surface waterIn report
- Subsidence and ground-stability signalsIn report
- Refusals, enforcement and big schemes nearbyIn report
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About 23 Charlcombe Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Charlcombe Lane is a three-bedroom semi-detached house in Larkhall, Bath, Bath (BA1 6NS). It has a recorded floor area of 98 m² (around 1055 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (September 2015) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 73), a 2-band jump. The latest certificate is from September 2015, so improvements made since then won't be reflected. Other recorded features include notable views and outbuildings. Records show the property has been extended at some point in its history.
One planning record on file: an extension approved in 2020. Past consents include an extension, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 70% of similar EPCs). Last sold in January 2016, so it's been off the market for around 11 years. Across 1996–2016, sale prices on this property compounded at 9.9% per year. Today's modelled estimate of £567,000 is 29.2% above the 2016 sale price.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
- Dining roomYes
- Utility roomYes
- CloakroomYes
Outside
- Private gardenRear
- GarageYes
- OutbuildingsYes
- Notable viewsYes
Building
- Heating systemGas
- Previously extendedYes
- RefurbishedYes
Before you decide
Everything you need to know about 23 Charlcombe Lane
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
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The data behind every report
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
23 Charlcombe Lane's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 16 Sept 2025
Current Certificate
Sept 2015EPC Rating
A
B
C
D
E
E50
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 16 September 2025
Planning history
Applications and permits filed against 23 Charlcombe Lane, Larkhall, Bath, BA1 6NS, sourced from the PlanIt planning register.
23 Charlcombe Lane has an approved single-storey extension on the planning record.
1 application on record at 23 Charlcombe Lane, Larkhall, Bath, BA1 6NS
1decisions1extensions12documents15nearby
- Mar 2020ExtensionFullOutcome in report
Extension: Single storey
Erection of first floor bedroom over existing single storey kitchen extension.
- Documents
- 12 docs on file
- Reference
- 20/00470/FUL
Unlock 23 Charlcombe Lane, Larkhall, Bath, BA1 6NS's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 15 notable nearby
- The 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Charlcombe Lane homes
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
23 Charlcombe Lane is notably below the street on epc rating.
Price per m²
£4,480
Street avg £4,724
Floor Area
98 m²
Street avg 99 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
6.0 t/year
Street avg 4.4 t/year
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.
Crime
392/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Charlcombe Lane — bus stop.
Closest school
0.3 km
St Mark's CofE School. 13 schools nearby.
Nearest schools
- St Mark's CofE SchoolSecondary256m
- St Saviours Infant Church SchoolPrimary289m
- St Saviours Junior Church SchoolPrimary339m
- St Stephens Church SchoolPrimary1.0km
Nearest stops
- Charlcombe LaneBus stop72m
- Valley View RoadBus stop186m
- Eldon PlaceBus stop262m
- Bay Tree RoadBus stop325m
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.
Get a survey for this property
Level 3 Building Survey
Early 20th centurySemi-Detached HouseEPC EPermanent outbuildings
Because the property has permanent outbuildings, we believe a Level 3 building survey should be considered.
From £1,085 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Start your researchHow to read this page
Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for 23 Charlcombe Lane is modelled from its 98 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BA1 6NS. 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. 3 sales are recorded for 23 Charlcombe Lane. 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 23 Charlcombe Lane was lodged in September 2015 at band E and expired in September 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 23 Charlcombe Lane. 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 13 schools and 30 stops listed are measured in a straight line from BA1 6NS, not by walking route.
- Council tax band
- 23 Charlcombe Lane is in council tax band D. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 23 Charlcombe Lane, Larkhall, Bath, BA1 6NS. Each answer is also embedded as structured data for search engines.
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- Every home in BA1 6NSSold prices, values and energy ratings for the postcode
- BA 1 property marketPrices, postcodes, schools and transport across the district
- 23 Charlcombe Lane, Larkhall, Bath valuationHow the estimate is built and what moves it
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