Model valuation£417,0008 Busby Close
Local market context
45 Combe Road, Bath, BA2 5HZ
2 planning records
Estimated value
£430,000
- Since the 2000 sale (£80,000)+438%
- Against BA2 5HZ's recent median (£305,000)+41%
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
Semi-detached
Habitable rooms
5
From EPC
Floor area
98 m²
1055 sq ft
Energy rating
C
Score 74
Council tax
Band C
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
£430,000
- Against its 2000 sale (£80,000)+438%
- Against BA2 5HZ's recent median (£305,000)+41%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 45 Combe Road is modelled from its 98 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BA2 5HZ. 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 June 2023
Sales of this home
1 sale recorded, the latest in 2000
Recent sales in BA2 5HZ
5 sales, median £305,000 (2025–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2025 | 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.
45 Combe Road's modelled value sits at over four times its earliest registered sale price (2000).
Sales timeline
1 November 2000Most recent
£80,000
Median price across the last 5 sales in BA2 5HZ: £305,000 (2025–2016).
Nearby sales in BA2 5HZ
What this page doesn't show
1 potential issue has already been flagged for 45 Combe Road, Bath, BA2 5HZ. 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 45 Combe Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
45 Combe Road is a semi-detached house in Bath (BA2 5HZ). It has a recorded floor area of 98 m² (around 1055 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (June 2023) shows a C (score 74). The recommended improvements would push it to B (score 85).
It hasn't traded since November 2000, a hold of 26 years that's notably long for the area. Only one transfer is on record with HM Land Registry, suggesting it has stayed in the same hands for a long time. 2 planning records sit against the property, 1 approved, 0 refused, 1 pending. Past consents include an extension, meaningful when judging how the property has evolved. An active application for an extension is awaiting a decision. Today's modelled estimate of £430,000 sits 437.5% above the 2000 sale of £80,000. On a £-per-square-foot basis, the last sale (£76/sq ft) was about 77.9% below the postcode norm. At 98 m² it's 22.5% larger than the typical home in the postcode (80 m² median across 15 EPCs).
Before you decide
Everything you need to know about 45 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.
Current Certificate
Jun 2023EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 26 June 2033
Planning history
Applications and permits filed against 45 Combe Road, Bath, BA2 5HZ, sourced from the PlanIt planning register.
An application for a porch is currently awaiting a decision.
2 applications on record at 45 Combe Road, Bath, BA2 5HZ
1 live now1decisions2extensions11documents25nearby
Flagged:Retrospective
- Mar 2016ExtensionFullOutcome in report
Extension: Single storey · Side and rear of property
Erection of a single storey side and rear extension.
- Documents
- 11 docs on file
- Reference
- 16/00034/FUL
- More recent applications — locked
- PorchMar 2026Decision
Unlock 45 Combe Road, Bath, BA2 5HZ'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 2 applications on this property in full, plus 25 notable nearby
- The 11 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 12 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 45 Combe Road runs well behind the street norm.
Price per m²
£816
Street avg £4,358
Floor Area
98 m²
Street avg 122 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.8 t/year
Street avg 3.3 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
393/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Combe Down Nursery — bus stop.
Closest school
0.2 km
Combe Down CofE Primary School. 15 schools nearby.
Nearest schools
- Combe Down CofE Primary SchoolPrimary214m
- Mulberry Park Educate Together Primary AcademyPrimary495m
- Ralph Allen SchoolSecondary1.5km
- Beechen Cliff SchoolSecondary1.7km
Nearest stops
- Combe Down NurseryBus stop126m
- Combe Down SchoolBus stop155m
- Combe RoadBus stop231m
- Stonehouse LaneBus stop247m
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
Early 20th centurySemi-Detached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£430k
1 Entry Hill Gardens
BA2 5NR
3 bed
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1 Down Avenue
BA2 5QH
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£474k
1 Alexandra Place
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1 Byfield Buildings
BA2 5JA
2 bed
£383k
1 Daubeny Grove, Combe Down
BA2 5FR
£490k
1 Dorset Cottages, Combe Down
BA2 5EL
2 bed2 bath
£374k
1 Brinkworth Road, Combe Down
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2 bed1 bath
£371k
1 Combe Road
BA2 5HX
2 bed2 bath
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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 45 Combe Road is modelled from its 98 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BA2 5HZ. 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. 1 sale is recorded for 45 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 45 Combe Road was lodged in June 2023 at band C and is valid until June 2033. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 45 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 15 schools and 30 stops listed are measured in a straight line from BA2 5HZ, not by walking route.
- Council tax band
- 45 Combe Road is in council tax band C. 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 45 Combe Road, Bath, BA2 5HZ. Each answer is also embedded as structured data for search engines.
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- Every home in BA2 5HZSold prices, values and energy ratings for the postcode
- BA 2 property marketPrices, postcodes, schools and transport across the district
- 45 Combe Road, Bath valuationHow the estimate is built and what moves it
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