Model valuation£417,0008 Busby Close
Local market context
22 Combe Road, Bath, BA2 5HX
3 sales on record2 planning records
Estimated value
£463,000
- Since the 2020 sale (£387,500)+19%
- Against BA2 5HX's recent median (£520,000)-11%
Newest record on this page: December 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Bedrooms
2
Bathroom
1
Floor area
118 m²
1270 sq ft
Energy rating
D
Score 64
Council tax
Band B
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
£463,000
- Against its 2020 sale (£387,500)+19%
- Against BA2 5HX's recent median (£520,000)-11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Combe Road is modelled from its 118 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BA2 5HX. 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
118 m² from the EPC lodged in September 2019
Sales of this home
3 sales recorded, the latest in 2020
Recent sales in BA2 5HX
5 sales, median £520,000 (2024–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: December 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
22 Combe Road has more than quadrupled in price since its earliest registered sale in 1995.
Sales timeline
27 August 2020Most recent
£387,500
1 August 2019
£387,500
+707.3%over 24 years17 February 1995
£48,000
Median price across the last 5 sales in BA2 5HX: £520,000 (2024–2021).
What this page doesn't show
1 potential issue has already been flagged for 22 Combe Road, Bath, BA2 5HX. 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 22 Combe Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Combe Road is a two-bedroom end-of-terrace house in Bath (BA2 5HX). It has a recorded floor area of 118 m² (around 1270 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (September 2019) shows a D (score 64), on the cusp of jumping into the C band. When first surveyed in February 2016 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Good, window efficiency went from Very Poor to Poor and lighting went from Poor to Good. The recommended improvements would lift it to B (score 83), a 2-band jump. Other recorded features include a conservatory, a basement and a loft. Period features are noted in the property record.
Across 1995–2020, sale prices on this property compounded at 8.5% per year. Today's modelled estimate of £463,000 is 19.5% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£305/sq ft) was about 15.8% above the typical sold price in the postcode. 2 planning records sit against the property, 0 approved, 1 refused. Most recent transfer: August 2020 at £387,500.
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
- Bedrooms2
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
- LoftYes
- BasementYes
- ConservatoryYes
- FireplaceYes
Outside
- Private gardenSouth-west-facing
Building
- Period featuresYes
Before you decide
Everything you need to know about 22 Combe Road
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Sept 2019
EPC Rating
A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 2 September 2029
Property Improvements
Changes detected from historical EPC data
Sept 2019from Feb 2016
EPC improved fromF34toD64
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
Very PoorPoor
Window efficiency improved
Roof Insulation
UninsulatedInsulated
Roof insulation improved
Low Energy Lighting
21%46%
More low energy lighting installed
Planning history
Applications and permits filed against 22 Combe Road, Bath, BA2 5HX, sourced from the PlanIt planning register.
2 applications on record at 22 Combe Road, Bath, BA2 5HX
2decisions1extensions53documents25nearby
- Jul 2006HeritageOutcome in report
Roof conversion, relocation of bathroom, addition of WC, replacement of ground to lower ground staircase, reinstatement of external door and timber sash window.
- Documents
- 22 docs on file
- Reference
- 06/01304/LBA
- More recent applications — locked
- Loft ConversionDec 2006Decision
Unlock 22 Combe Road, Bath, BA2 5HX'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 25 notable nearby
- The 53 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Combe Road homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
22 Combe Road outperforms the street on epc rating by a wide margin.
Price per m²
£3,284
Street avg £3,317
Floor Area
118 m²
Street avg 131 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
4.2 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
393/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
Combe Down Nursery — bus stop.
Closest school
0.3 km
Mulberry Park Educate Together Primary Academy. 16 schools nearby.
Nearest schools
- Mulberry Park Educate Together Primary AcademyPrimary330m
- Combe Down CofE Primary SchoolPrimary366m
- Beechen Cliff SchoolSecondary1.5km
- Ralph Allen SchoolSecondary1.6km
Nearest stops
- Combe Down NurseryBus stop46m
- Combe RoadBus stop102m
- Stonehouse LaneBus stop182m
- Mulberry ParkBus stop193m
Most reported crime locally
- Violence & Sexual Offences2,233 reports38%
- Anti-social Behaviour796 reports14%
- Shoplifting739 reports13%
- Public Order502 reports9%
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-eraEnd-Terrace HouseEPC DPre-1919 build
Because the property was built before 1919, we believe a Level 3 building survey should be considered.
From £1,020 · 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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1 Alexandra Place
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1 Dorset Cottages, Combe Down
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1 Byfield Buildings
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1 Brinkworth Road, Combe Down
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1 Combe Road
BA2 5HX
2 bed2 bath
£352k
1 Axbridge Road
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1 Entry Hill Gardens
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£589k
1 Entry Hill
BA2 5LZ
3 bed
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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 22 Combe Road is modelled from its 118 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BA2 5HX. 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 22 Combe Road. 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 22 Combe Road was lodged in September 2019 at band D and is valid until September 2029. 2 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 22 Combe Road. 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 15 months, which places each incident at an approximate point. The 16 schools and 30 stops listed are measured in a straight line from BA2 5HX, not by walking route.
- Council tax band
- 22 Combe Road 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 22 Combe Road, Bath, BA2 5HX. Each answer is also embedded as structured data for search engines.
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- Every home in BA2 5HXSold prices, values and energy ratings for the postcode
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- 22 Combe Road, Bath valuationHow the estimate is built and what moves it
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