Model valuation£417,0008 Busby Close
Local market context
Combe House, Lynbrook Lane, Bath, BA2 5NB
9 planning records
Estimated value
£1,437,000
- Against BA2 5NB's recent median (£492,000)+192%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
9
From EPC
Floor area
244 m²
2626 sq ft
Energy rating
C
Score 79
Council tax
Band H
Tenure
Private Rental
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
£1,437,000
- Against BA2 5NB's recent median (£492,000)+192%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Combe House is modelled from its 244 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in BA2 5NB. 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
244 m² from the EPC lodged in July 2022
Sales of this home
No sale recorded since 1995
Recent sales in BA2 5NB
5 sales, median £492,000 (2021–2000)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 9 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.
Combe House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in BA2 5NB: £492,000 (2021–2000).
Nearby sales in BA2 5NB
Underleaves, Lynbrook Lane, Bath, BA2 5NB
Sold Jun 2021
£921,187Walnut House, Lynbrook Lane, Bath, BA2 5NB
Sold Jun 2019
£875,000Pepperbox, Lynbrook Lane, Bath, BA2 5NB
Sold Jul 2007
£492,000Lynbrook Cottage, Lynbrook Lane, Bath, BA2 5NB
Sold Oct 2002
£475,0001 Entry Hill Cottages, Lynbrook Lane, Bath, BA2 5NB
Sold Oct 2000
£170,000
What this page doesn't show
1 potential issue has already been flagged for Combe House, Lynbrook Lane, Bath, BA2 5NB. 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 Combe House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Combe House is a detached house in Bath (BA2 5NB). It has a recorded floor area of 244 m² (around 2626 sq ft), construction records dating it to 1967-1975 and council tax band H. The latest certificate (July 2022) shows a C (score 79), near the top of the C band. When first surveyed in June 2012 the rating was D, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Poor to Good and lighting went from Poor to Very Good; while wall efficiency dropped from Good to Average and window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 81).
At 244 m² the property is well over the postcode median (168 m² across 4 EPCs), placing it in the larger end of the local stock. 9 planning records sit against the property, 2 approved, 1 refused. Past consents include solar panel installation, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about Combe House
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(1 of 2)
Jul 2022
EPC Rating
A
B
C
C79
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.8 t/year
Occupancy
Rented
Certificate validity
Valid until 4 July 2032
Property Improvements
Changes detected from historical EPC data
Jul 2022from Jun 2012
EPC improved fromD68toC79
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Low Energy Lighting
22%86%
More low energy lighting installed
Planning history
Applications and permits filed against Combe House, Lynbrook Lane, Bath, BA2 5NB, sourced from the PlanIt planning register.
Planning records include a solar-panel installation at Combe House.
9 applications on record at Combe House, Lynbrook Lane, Bath, BA2 5NB
9decisions48documents25nearby
- Jan 2003FullOutcome in report
Underground storage area for agricultural and garden machinery
- Reference
- 02/02732/FUL
- More recent applications — locked
- Tree WorksAug 2025Decision
- Tree WorksJan 2016Decision
+ 6 more applications in the report
Unlock Combe House, Lynbrook Lane, Bath, BA2 5NB's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (9 on record)
- All 9 applications on this property in full, plus 25 notable nearby
- The 48 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Lynbrook Lane homes
Four headline reads against 4 similar houses on this street, drawn from the latest EPC and Land Registry data.
Combe House outperforms the street on floor area by a wide margin.
EPC Rating
79 (C)
Street avg 65 (D)
Floor Area
244 m²
Street avg 170 m²
CO₂ Emissions
5.8 t/year
Street avg 6.3 t/year
Habitable Rooms
9 rooms
Street avg 8 rooms
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
0.2 km
Wellsway — bus stop.
Closest school
0.7 km
Beechen Cliff School. 21 schools nearby.
Nearest schools
- Beechen Cliff SchoolSecondary656m
- Moorlands Junior SchoolPrimary890m
- Moorlands Infant SchoolPrimary895m
- Mulberry Park Educate Together Primary AcademyPrimary905m
Nearest stops
- WellswayBus stop228m
- Hatfield RoadBus stop317m
- Devonshire BuildingsBus stop334m
- St Luke's RoadBus stop354m
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 2 HomeBuyer Report
Late 20th centuryDetached HouseEPC C
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.3m
1 Clifton Villas, The Avenue, Combe Down
BA2 5EQ
4 bed4 bath
£824k
1 Entry Rise
BA2 5LR
4 bed2 bath
£772k
1 Byfield, Combe Down
BA2 5JD
4 bed
£757k
1 Berkeley Place, Combe Down
BA2 5EZ
£697k
1 Albert Place
BA2 5EP
4 bed
£687k
1 Farrs Cottages, Farrs Lane
BA2 5DU
£650k
1 Bramble Way, Combe Down
BA2 5DR
£595k
1 Church Place, Church Road, Combe Down
BA2 5JQ
3 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 Combe House is modelled from its 244 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in BA2 5NB. 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. No sale is recorded for Combe House, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Combe House was lodged in July 2022 at band C and is valid until July 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 9 applications are matched to Combe House. 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 21 schools and 30 stops listed are measured in a straight line from BA2 5NB, not by walking route.
- Council tax band
- Combe House is in council tax band H. 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 Combe House, Lynbrook Lane, Bath, BA2 5NB. Each answer is also embedded as structured data for search engines.
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