Model valuation£417,0008 Busby Close
Local market context
2 Mill Farm Barn, Kelston, Bath, BA1 9AQ
3 sales on record1 planning record
Estimated value
£914,000
- Since the 2026 sale (£1,075,000)-15%
- Against BA1 9AQ's recent median (£600,000)+52%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
7
From EPC
Floor area
154 m²
1658 sq ft
Energy rating
C
Score 72
Council tax
Band A
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
£914,000
- Against its 2026 sale (£1,075,000)-15%
- Against BA1 9AQ's recent median (£600,000)+52%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Mill Farm Barn is modelled from its 154 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BA1 9AQ. 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
154 m² from the EPC lodged in November 2023
Sales of this home
3 sales recorded, the latest in 2026
Recent sales in BA1 9AQ
5 sales, median £600,000 (2021–2014)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | 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.
2 Mill Farm Barn has more than tripled in price since its earliest registered sale in 2001.
Sales timeline
29 March 2026Most recent
£1,075,000
+60.4%over 14 years9 October 2011
£670,000
+95.3%over 9 years3 December 2001
£343,000
Median price across the last 5 sales in BA1 9AQ: £600,000 (2021–2014).
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 2 Mill Farm Barn
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Mill Farm Barn is a detached house in Kelston, Bath, Bath (BA1 9AQ). It has a recorded floor area of 154 m² (around 1658 sq ft), construction records dating it to before 1900 and council tax band A. The latest certificate (November 2023) shows a C (score 72). When first surveyed in May 2011 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Good, hot-water efficiency went from Average to Good and lighting went from Very Poor to Very Good.
Across 2001–2026, sale prices on this property compounded at 4.8% per year. Today's modelled estimate of £914,000 is 15% below the 2026 sale of £1,075,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£649/sq ft) was about 152.5% above the typical sold price in the postcode. At 154 m² the property is well over the postcode median (77 m² across 6 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. It changed hands recently, sold March 2026 for £1,075,000. One planning record on file: an extension approved in 2020. Past consents include an extension, a conservatory and new windows, meaningful when judging how the property has evolved.
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Everything you need to know about 2 Mill Farm Barn
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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.
2 Mill Farm Barn ranks among the most efficient homes in the postcode for energy use.
Current Certificate(1 of 3)
Nov 2023
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.6 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 24 November 2033
Property Improvements
Changes detected from historical EPC data
May 2011from May 2011
EPC improved fromE47toD56
Hot Water
AverageGood
Hot water efficiency improved
Roof
AverageGood
Roof insulation improved
Low Energy Lighting
7%36%
More low energy lighting installed
Nov 2023from May 2011
EPC improved fromD56toC72
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Wall Insulation
Uninsulated StoneInsulated Stone
Wall insulation upgraded
Floor Insulation
UninsulatedPartial
Floor insulation added or improved
Low Energy Lighting
36%88%
More low energy lighting installed
Planning history
Applications and permits filed against 2 Mill Farm Barn, Kelston, Bath, BA1 9AQ, sourced from the PlanIt planning register.
1 application on record at 2 Mill Farm Barn, Kelston, Bath, BA1 9AQ
1decisions1extensions11documents
- Oct 2020ConservatoryFullOutcome in report
Replacement roof and frames to existing rear conservatory and replacement window to main house.
ExtensionNew Windows- Documents
- 11 docs on file
- Reference
- 20/02831/FUL
Unlock 2 Mill Farm Barn, Kelston, Bath, BA1 9AQ'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
- The 11 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus the street
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 2 Mill Farm Barn stands well clear of the street.
Price per m²
£6,981
Street avg £4,103
Floor Area
154 m²
Street avg 81 m²
Habitable Rooms
7 rooms
Street avg 4 rooms
CO₂ Emissions
4.6 t/year
Street avg 4.3 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
The Crown — bus stop.
Closest school
2.0 km
Saltford CofE Primary School. 4 schools nearby.
Nearest schools
- Saltford CofE Primary SchoolPrimary2.0km
- Oldfield SchoolSecondary2.3km
- Weston All Saints CofE Primary SchoolPrimary2.5km
- St Mary's Catholic Primary SchoolPrimary2.9km
Nearest stops
- The CrownBus stop50m
- Kelston MillBus stop821m
- Kelston ParkBus stop1.0km
- DryleazeBus stop1.4km
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
Victorian-eraDetached HouseEPC CPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,495 · 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 2 Mill Farm Barn is modelled from its 154 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BA1 9AQ. 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 2 Mill Farm Barn. 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 2 Mill Farm Barn was lodged in November 2023 at band C and is valid until November 2033. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2 Mill Farm Barn. 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 4 schools and 30 stops listed are measured in a straight line from BA1 9AQ, not by walking route.
- Council tax band
- 2 Mill Farm Barn is in council tax band A. 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 2 Mill Farm Barn, Kelston, Bath, BA1 9AQ. Each answer is also embedded as structured data for search engines.
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