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Horsecombe Grange, Horsecombe Vale, Bath, BA2 5QR

2 planning records

Estimated value

£1,761,000

  • Since the 2012 sale (£999,000)+76%
  • Against BA2 5QR's recent median (£920,000)+91%

Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
5
Floor area
320 m²
3440 sq ft
Energy rating
C
Score 69
Council tax
Band G
Tenure
Private Rental
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Valuation

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

£1,761,000

  • Against its 2012 sale (£999,000)+76%
  • Against BA2 5QR's recent median (£920,000)+91%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Horsecombe Grange is modelled from its 320 m² EPC floor area, its 1 recorded sale 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

    320 m² from the EPC lodged in November 2008

  • Sales of this home

    1 sale recorded, the latest in 2012

  • Recent sales in BA2 5QR

    5 sales, median £920,000 (2026–2014)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Horsecombe Grange valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 23 January 2012Most recent

    £999,000

Median price across the last 5 sales in BA2 5QR: £920,000 (2026–2014).

Risks

What this page doesn't show

2 potential issues have already been flagged for Horsecombe Grange, 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
  • A planning decision worth checkingIn 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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Overview

About Horsecombe Grange

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Horsecombe Grange is a five-bedroom detached house in Bath (BA2 5QR). It has a recorded floor area of 320 m² (around 3440 sq ft), construction records dating it to 1996-2002 and council tax band G. The latest certificate (November 2008) shows a C (score 69), just inside the C band. The latest certificate is from November 2008, so improvements made since then won't be reflected.

At 320 m² the property is well over the postcode median (166 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. Today's modelled estimate of £1,761,000 sits 76.3% above the 2012 sale of £999,000. On a £-per-square-foot basis, the last sale (£290/sq ft) was about 28.4% below the postcode norm. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension and new windows, meaningful when judging how the property has evolved. Last sold in January 2012, so it's been off the market for around 15 years.

Specifications

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

  • Bedrooms5
  • Dining roomYes
  • EnsuiteYes

Outside

  • Private gardenSouth-facing
  • ParkingOff road
Before you decide

Everything you need to know about Horsecombe Grange

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaA planning decision worth checking

Pick your report · from £14.99

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Horsecombe Grange ranks among the most efficient homes in the postcode for energy use.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 13 Nov 2018

Current Certificate
Nov 2008

EPC Rating

A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
9.0 t/year
Occupancy
Rented

Certificate validity

Expired on 13 November 2018

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against Horsecombe Grange, Horsecombe Vale, Bath, BA2 5QR, sourced from the PlanIt planning register.

A recent planning application at Horsecombe Grange was refused — worth checking the council file.

2 applications on record at Horsecombe Grange, Horsecombe Vale, Bath, BA2 5QR

2decisions1extensions34documents25nearby
  1. Dec 2012
    ExtensionFull
    Outcome in report

    Replacement of all windows, enlargement of 4no. existing openings, provision of a first floor balcony and a new section of driveway.

    New Windows
    Documents
    29 docs on file
    Reference
    12/04899/FUL
    Full record in report
  2. More recent applications — locked
  3. OutbuildingDecision

Unlock Horsecombe Grange, 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 (2 on record)
  • All 2 applications on this property in full, plus 25 notable nearby
  • The 34 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Horsecombe Vale homes

Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.

On price per m², Horsecombe Grange runs well behind the street norm.

Price per m²

£3,126

Street avg £5,649

Strongly below

Floor Area

320 m²

Street avg 163 m²

Strongly above

Habitable Rooms

7 rooms

Street avg 6 rooms

Above

CO₂ Emissions

9.0 t/year

Street avg 6.6 t/year

Strongly below
Area

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.
Full Bath report

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.

SDL Surveying

Get a survey for this property

Level 3 Building Survey

Late 20th centuryDetached HouseEPC CDetached over 300m²

Because the property is a large detached home over 300m², we believe a Level 3 building survey should be considered.

From £1,795 · Includes VAT

Comparables

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
£420k

1 Down Avenue

BA2 5QH

5 bed2 bath
£824k

1 Entry Rise

BA2 5LR

4 bed2 bath
£772k

1 Byfield, Combe Down

BA2 5JD

4 bed
£697k

1 Albert Place

BA2 5EP

4 bed
£506k

1 Combe Road Close

BA2 5JG

4 bed1 bath

1 Bumpers Batch

BA2 5SQ

4 bed
£595k

1 Church Place, Church Road, Combe Down

BA2 5JQ

3 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Horsecombe Grange is modelled from its 320 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for Horsecombe Grange. 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 Horsecombe Grange was lodged in November 2008 at band C and expired in November 2018, so a new one is needed to sell or let. 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 Horsecombe Grange. 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
Horsecombe Grange is in council tax band G. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Horsecombe Grange, Horsecombe Vale, Bath, BA2 5QR. Each answer is also embedded as structured data for search engines.

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