Model valuation£417,0008 Busby Close
Local market context
35 Charlcombe Lane, Larkhall, Bath, BA1 6NS
Notable views4 planning records
Estimated value
£660,000
- Since the 2021 sale (£586,000)+13%
- Against BA1 6NS's recent median (£530,000)+25%
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
4
Bathrooms
2
Floor area
116 m²
1249 sq ft
Energy rating
D
Score 67
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
£660,000
- Against its 2021 sale (£586,000)+13%
- Against BA1 6NS's recent median (£530,000)+25%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 35 Charlcombe Lane is modelled from its 116 m² EPC floor area, its 2 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
116 m² from the EPC lodged in February 2017
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in BA1 6NS
5 sales, median £530,000 (2025–2020)
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 of 4 applications | 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.
Sale price has at least doubled since 2012.
Sales timeline
27 June 2021Most recent
£586,000
+134.4%over 9 years13 January 2012
£250,000
Median price across the last 5 sales in BA1 6NS: £530,000 (2025–2020).
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
£637,50030 Charlcombe Lane, Larkhall, Bath, BA1 6NS
Sold Aug 2020
£463,725
What this page doesn't show
1 potential issue has already been flagged for 35 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
One time fee only - money back guarantee
About 35 Charlcombe Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
35 Charlcombe Lane is a four-bedroom semi-detached house in Larkhall, Bath, Bath (BA1 6NS). It has a recorded floor area of 116 m² (around 1249 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (February 2017) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in June 2011 the rating was E, the property has climbed 1 band since. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Average to Good and main heating went from Poor to Good. The recommended improvements would lift it to B (score 82), a 2-band jump. Other recorded features include notable views. Period features are noted in the property record. Records show the property has been extended at some point in its history.
4 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 116 m² it's 19.6% larger than the typical home in the postcode (97 m² median across 10 EPCs). Across 2012–2021, sale prices on this property compounded at 9.4% per year. Today's modelled estimate of £660,000 is 12.6% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£469/sq ft) was about 56.2% above the typical sold price in the postcode. Last sale on file: £586,000 in June 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms4
- Bathrooms2
- Dining roomYes
- Utility roomYes
- CloakroomYes
- FireplaceYes
Outside
- Private gardenYes
- Notable viewsYes
Building
- Period featuresYes
- Previously extendedYes
- RefurbishedYes
Before you decide
Everything you need to know about 35 Charlcombe Lane
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Feb 2017
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 February 2027
Property Improvements
Changes detected from historical EPC data
Feb 2017from Jun 2011
EPC improved fromE48toD67
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
Gas MultipointMain System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Planning history
Applications and permits filed against 35 Charlcombe Lane, Larkhall, Bath, BA1 6NS, sourced from the PlanIt planning register.
35 Charlcombe Lane has an approved rear extension on the planning record.
4 applications on record at 35 Charlcombe Lane, Larkhall, Bath, BA1 6NS
4decisions1extensions46documents15nearby
- May 2012ExtensionFullOutcome in report
Extension: Rear of property
Erection of a two storey and single storey rear extension and provision of off road parking area accessed from Charlcombe Lane
- Documents
- 15 docs on file
- Reference
- 12/01081/FUL
- More recent applications — locked
- ConditionsOct 2024Decision
- FullSept 2022Decision
+ 1 more application in the report
Unlock 35 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 (4 on record)
- All 4 applications on this property in full, plus 15 notable nearby
- The 46 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.
35 Charlcombe Lane outperforms the street on floor area by a wide margin.
Price per m²
£5,052
Street avg £4,667
Floor Area
116 m²
Street avg 97 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
3.7 t/year
Street avg 4.7 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 DExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,155 · 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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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 35 Charlcombe Lane is modelled from its 116 m² EPC floor area, its 2 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. 2 sales are recorded for 35 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 35 Charlcombe Lane was lodged in February 2017 at band D and is valid until February 2027. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 35 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
- 35 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 35 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
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- 35 Charlcombe Lane, Larkhall, Bath valuationHow the estimate is built and what moves it
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