Model valuation£417,0008 Busby Close
Local market context
85, Shoscombe, Bath, BA2 8LU
Estimated value
£362,000
- Since the 2002 sale (£179,000)+102%
- Against BA2 8LU's recent median (£250,000)+45%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
4
From EPC
Floor area
105 m²
1130 sq ft
Energy rating
D
Score 59
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
£362,000
- Against its 2002 sale (£179,000)+102%
- Against BA2 8LU's recent median (£250,000)+45%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85 is modelled from its 105 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BA2 8LU. 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
105 m² from the EPC lodged in September 2025
Sales of this home
1 sale recorded, the latest in 2002
Recent sales in BA2 8LU
5 sales, median £250,000 (2024–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
85 valuation sits well clear of the typical sold price in this postcode.
Sales timeline
18 April 2002Most recent
£179,000
Median price across the last 5 sales in BA2 8LU: £250,000 (2024–2010).
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 85
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
85 is an end-of-terrace house in Shoscombe, Bath, Bath (BA2 8LU). It has a recorded floor area of 105 m² (around 1130 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (September 2025) shows a D (score 59), a step below the typical UK home. When first surveyed in June 2009 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Very Good and window efficiency went from Poor to Average; while lighting dropped from Very Good to Good. The recommended improvements would lift it to B (score 82), a 2-band jump. Main heating runs on oil.
Untraded for 24 years, with the last transfer in April 2002. Today's modelled estimate of £362,000 sits 102.2% above the 2002 sale of £179,000. On a £-per-square-foot basis, the last sale (£158/sq ft) was about 40% below the postcode norm. At 105 m² it's 28.8% larger than the typical home in the postcode (82 m² median across 10 EPCs).
Before you decide
Everything you need to know about 85
The true value, the hidden risks and the full sale history, in one report.
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Sept 2025
EPC Rating
A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Average
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 September 2035
Property Improvements
Changes detected from historical EPC data
Sept 2025from Jun 2009
EPC improved fromE48toD59
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 85, Shoscombe, Bath, BA2 8LU, sourced from the PlanIt planning register.
85 has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus the street
Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.
85 is notably below the street on price per m².
Price per m²
£1,705
Street avg £2,839
Floor Area
105 m²
Street avg 86 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
4.8 t/year
Street avg 5.7 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
0.0 km
Applecroft — bus stop.
Closest school
0.5 km
Shoscombe Church School. 6 schools nearby.
Nearest schools
- Shoscombe Church SchoolPrimary467m
- Peasedown St John Primary SchoolPrimary1.5km
- Trinity Church SchoolPrimary2.3km
- St Mary's Church of England Primary SchoolPrimary2.3km
Nearest stops
- ApplecroftBus stop48m
- Montague RoadBus stop361m
- Mico BankBus stop491m
- Mico BankBus stop516m
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
Victorian-eraEnd-Terrace HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)No mains gas
Because the property was built before 1919, has been extended more than once, and has no mains gas supply, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£345k
1, Carlingcott, Peasedown St John
BA2 8AR
£333k
1 Eckweek Road, Peasedown St John
BA2 8EQ
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1 Bath Road, Peasedown St John
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£286k
1 Alma Cottages, Bath Hill, Wellow
BA2 8QZ
2 bed1 bath
£462k
1 Faulkland View, Peasedown St John
BA2 8TG
4 bed
£472k
1 Belle Vue Close, Peasedown St John
BA2 8HA
4 bed2 bath
£277k
1 Albert Avenue, Peasedown St John
BA2 8JB
3 bed1 bath
£274k
1 Fairfield Terrace, Peasedown St John
BA2 8HL
2 bed1 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 85 is modelled from its 105 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in BA2 8LU. 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 85. 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 85 was lodged in September 2025 at band D and is valid until September 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 85. 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 6 schools and 30 stops listed are measured in a straight line from BA2 8LU, not by walking route.
- Council tax band
- 85 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 85, Shoscombe, Bath, BA2 8LU. Each answer is also embedded as structured data for search engines.
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