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2 Manor Farm Cottages, Combe Hay, Bath, BA2 7EH

3 sales on record17 planning records

Estimated value

£837,000

  • Since the 2019 sale (£745,000)+12%
  • Against BA2 7EH's recent median (£675,000)+24%

Newest record on this page: April 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
115 m²
1238 sq ft
Energy rating
F
Score 38
Council tax
Band E
Tenure
Owner Occupied
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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

£837,000

  • Against its 2019 sale (£745,000)+12%
  • Against BA2 7EH's recent median (£675,000)+24%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Manor Farm Cottages is modelled from its 115 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BA2 7EH. 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

    115 m² from the EPC lodged in September 2017

  • Sales of this home

    3 sales recorded, the latest in 2019

  • Recent sales in BA2 7EH

    5 sales, median £675,000 (2021–1997)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2021Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 17 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.

Sale price has at least doubled since 2002.

Sales timeline

  1. 16 May 2019Most recent

    £745,000

    +49.0%over 3 years

  2. 28 October 2015

    £500,000

    +81.8%over 13 years

  3. 1 April 2002

    £275,000

Median price across the last 5 sales in BA2 7EH: £675,000 (2021–1997).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Manor Farm Cottages, Combe Hay, Bath, BA2 7EH. The detail, evidence and what to ask about it are in the Risks Report.
  • Larger development activity nearbyIn 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

Overview

About 2 Manor Farm Cottages

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

2 Manor Farm Cottages is a semi-detached house in Combe Hay, Bath, Bath (BA2 7EH). It has a recorded floor area of 115 m² (around 1238 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (September 2017) shows an F (score 38), near the bottom of the EPC scale. The recommended improvements would lift it to C (score 80), a 3-band jump. Main heating runs on oil.

17 planning records sit against the property, 1 approved, 4 refused, 1 pending. Past consents include an extension, meaningful when judging how the property has evolved. An application is currently awaiting a decision. The record references listed-building consent, which constrain future alterations. Across 2002–2019, sale prices on this property compounded at 6% per year. Today's modelled estimate of £837,000 is 12.3% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£602/sq ft) was about 23.8% above the typical sold price in the postcode. Most recent transfer: May 2019 at £745,000.

Before you decide

Everything you need to know about 2 Manor Farm Cottages

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

Larger development activity nearby

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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.

2 Manor Farm Cottages's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate
Sept 2017

EPC Rating

A
B
C
D
E
F
F38
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Very Poor
CO2 Emissions
8.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 13 September 2027

10 months remaining
Planning

Planning history

Applications and permits filed against 2 Manor Farm Cottages, Combe Hay, Bath, BA2 7EH, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

17 applications on record at 2 Manor Farm Cottages, Combe Hay, Bath, BA2 7EH

16decisions5extensions385documents6nearby
Flagged:RetrospectiveDemolitionListed building
  1. May 2012
    Tree WorksTrees
    Outcome in report

    Reduce height of Leylandi trees

    Documents
    4 docs on file
    Reference
    12/01559/TCA
    Full record in report
  2. More recent applications — locked
  3. Tree WorksDecision
  4. ExtensionDecision

+ 14 more applications in the report

Unlock 2 Manor Farm Cottages, Combe Hay, Bath, BA2 7EH's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (16 on record)
  • All 17 applications on this property in full, plus 6 notable nearby
  • The 385 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

One time fee only - money back guarantee

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

0.1 km

Coombe Hay Village — bus stop.

Closest school

1.8 km

St Julian's Church School. 4 schools nearby.

Nearest schools

  • St Julian's Church SchoolPrimary1.8km
  • Saint Gregory's Catholic CollegeSecondary1.8km
  • St Martin's Garden Primary SchoolPrimary2.2km
  • St Philip's CofE Primary SchoolPrimary2.6km

Nearest stops

  • Coombe Hay VillageBus stop77m
  • The LodgeBus stop494m
  • Recycling CentreBus stop1.5km
  • Odd Down P&RBus stop1.6km

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

Victorian-eraSemi-Detached HouseEPC FPre-1919 buildNo mains gas

Because the property was built before 1919 and has no mains gas supply, we believe a Level 3 building survey should be considered.

From £1,360 · 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.
£812k

1 2 Church Cottages, Church Lane, Monkton Combe

BA2 7HB

£750k

1 Brassknocker Hill Cottages, Brassknocker Hill, Monkton Combe

BA2 7HU

4 bed
£750k

1 Hawkesmead Close, Norton St Philip

BA2 7PP

£739k

1 Flatwoods Crescent, Claverton Down

BA2 7AH

£985k

1 Green Lane, Hinton Charterhouse

BA2 7TL

6 bed
£1.0m

1 Croft Cottages, Combe Hay

BA2 7EG

3 bed
£1.1m

1 Claverton Drive, Claverton Down

BA2 7AJ

5 bed
£1.1m

1 2 Grove View, Hodshill, South Stoke

BA2 7ED

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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 2 Manor Farm Cottages is modelled from its 115 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in BA2 7EH. 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 2 Manor Farm Cottages. 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 2 Manor Farm Cottages was lodged in September 2017 at band F and is valid until September 2027. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 17 applications are matched to 2 Manor Farm Cottages. 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 4 schools and 30 stops listed are measured in a straight line from BA2 7EH, not by walking route.
Council tax band
2 Manor Farm Cottages is in council tax band E. 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 2 Manor Farm Cottages, Combe Hay, Bath, BA2 7EH. Each answer is also embedded as structured data for search engines.

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