Model valuation£417,0008 Busby Close
Local market context
Beechwood House, Horsecombe Vale, Bath, BA2 5QR
3 sales on record3 planning records
Estimated value
£1,493,000
- Since the 2026 sale (£1,350,000)+11%
- Against BA2 5QR's recent median (£920,000)+62%
Newest record on this page: January 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
164 m²
1765 sq ft
Energy rating
D
Score 67
Council tax
Band F
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
£1,493,000
- Against its 2026 sale (£1,350,000)+11%
- Against BA2 5QR's recent median (£920,000)+62%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Beechwood House is modelled from its 164 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BA2 5QR. 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
164 m² from the EPC lodged in October 2025
Sales of this home
3 sales recorded, the latest in 2026
Recent sales in BA2 5QR
5 sales, median £920,000 (2024–2012)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
Latest sale on Beechwood House was the highest on Land Registry record across the postcode.
Sales timeline
15 January 2026Most recent
£1,350,000
+98.5%over 16 years26 July 2009
£680,000
+81.3%over 4 years10 February 2005
£375,000
Median price across the last 5 sales in BA2 5QR: £920,000 (2024–2012).
Nearby sales in BA2 5QR
Morning Mist, Horsecombe Vale, Bath, BA2 5QR
Sold Oct 2024
£925,000The Orchard, Horsecombe Vale, Bath, BA2 5QR
Sold Aug 2017
£815,000Hilcot, Horsecombe Vale, Bath, BA2 5QR
Sold Oct 2016
£920,000Horsecombe Grange, Horsecombe Vale, Bath, BA2 5QR
Sold Jan 2012
£999,000Coopers Cottage, Horsecombe Vale, Bath, BA2 5QR
Sold Apr 2010
£367,000
What this page doesn't show
1 potential issue has already been flagged for Beechwood House, Horsecombe Vale, Bath, BA2 5QR. 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 Beechwood House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beechwood House is a detached house in Bath (BA2 5QR). It has a recorded floor area of 164 m² (around 1765 sq ft), construction records dating it to 1930-1949 and council tax band F. The latest certificate (October 2025) shows a D (score 67), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76).
A recent sale: £1,350,000 in January 2026. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2005–2026, sale prices on this property compounded at 6.3% per year. Today's modelled estimate of £1,493,000 is 10.6% above the 2026 sale price. On a £-per-square-foot basis, the last sale (£765/sq ft) was about 88.6% above the typical sold price in the postcode.
Before you decide
Everything you need to know about Beechwood 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
Oct 2025EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 23 October 2035
Planning history
Applications and permits filed against Beechwood House, Horsecombe Vale, Bath, BA2 5QR, sourced from the PlanIt planning register.
Beechwood House has 3 separate extension applications on the council record.
3 applications on record at Beechwood House, Horsecombe Vale, Bath, BA2 5QR
3decisions3extensions12documents25nearby
- May 2005ExtensionFullOutcome in report
Extension: Single storey · Side of property
Single storey side extension.
- Reference
- 05/00891/FUL
- More recent applications — locked
- ExtensionFeb 2011Decision
- ExtensionJul 2005Decision
Unlock Beechwood House, Horsecombe Vale, Bath, BA2 5QR's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 25 notable nearby
- The 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Horsecombe Vale homes
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
Beechwood House outperforms the street on price per m² by a wide margin.
Price per m²
£8,232
Street avg £4,372
Floor Area
164 m²
Street avg 189 m²
Habitable Rooms
7 rooms
Street avg 6 rooms
CO₂ Emissions
4.9 t/year
Street avg 7.2 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
0.2 km
Mulberry Park — bus stop.
Closest school
0.5 km
Mulberry Park Educate Together Primary Academy. 15 schools nearby.
Nearest schools
- Mulberry Park Educate Together Primary AcademyPrimary461m
- Combe Down CofE Primary SchoolPrimary576m
- St Martin's Garden Primary SchoolPrimary1.5km
- Beechen Cliff SchoolSecondary1.7km
Nearest stops
- Mulberry ParkBus stop244m
- Foxhill HouseBus stop266m
- Foxhill HouseBus stop288m
- Mulberry ParkBus stop293m
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 centuryDetached 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 £1,645 · Includes VAT
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
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1 Albert Place
BA2 5EP
4 bed
£687k
1 Farrs Cottages, Farrs Lane
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£650k
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£595k
1 Church Place, Church Road, Combe Down
BA2 5JQ
3 bed2 bath
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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 Beechwood House is modelled from its 164 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BA2 5QR. 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 Beechwood House. 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 Beechwood House was lodged in October 2025 at band D and is valid until October 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to Beechwood 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 15 schools and 30 stops listed are measured in a straight line from BA2 5QR, not by walking route.
- Council tax band
- Beechwood House is in council tax band F. 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 Beechwood House, Horsecombe Vale, Bath, BA2 5QR. Each answer is also embedded as structured data for search engines.
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