Model valuation£417,0008 Busby Close
Local market context
2 Bouchers Cottages, Waterrow, Taunton, TA4 2AZ
Estimated value
£396,000
- Against TA4 2AZ's recent median (£380,000)+4%
Newest record on this page: July 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
7
From EPC
Floor area
164 m²
1765 sq ft
Energy rating
D
Score 56
Council tax
Band B
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
£396,000
- Against TA4 2AZ's recent median (£380,000)+4%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Bouchers Cottages is modelled from its 164 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in TA4 2AZ. 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 March 2023
Sales of this home
No sale recorded since 1995
Recent sales in TA4 2AZ
5 sales, median £380,000 (2024–2017)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 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.
2 Bouchers Cottages 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 TA4 2AZ: £380,000 (2024–2017).
Nearby sales in TA4 2AZ
2 Tone View, Waterrow, Taunton, TA4 2AZ
Sold Jul 2024
£560,0001 Tone View, Waterrow, Taunton, TA4 2AZ
Sold Mar 2022
£380,0003 Bouchers Cottages, Waterrow, Taunton, TA4 2AZ
Sold Jan 2022
£322,000Bouchers Farm, The Old Barn, Waterrow, Taunton, TA4 2AZ
Sold Oct 2018
£712,000Danesbrook, Waterrow, Taunton, TA4 2AZ
Sold Oct 2004
£180,000
What this page doesn't show
1 potential issue has already been flagged for 2 Bouchers Cottages, Waterrow, Taunton, TA4 2AZ. 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
About 2 Bouchers Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Bouchers Cottages is a semi-detached house in Waterrow, Taunton, Taunton (TA4 2AZ). It has a recorded floor area of 164 m² (around 1765 sq ft), construction records dating it to before 1900 and council tax band B. The latest certificate (March 2023) shows a D (score 56), a step below the typical UK home. Main heating runs on lpg.
At 164 m² the property is well over the postcode median (126 m² across 6 EPCs), placing it in the larger end of the local stock.
Before you decide
Everything you need to know about 2 Bouchers Cottages
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
Pick your report · from £14.99
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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
Mar 2023EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
4.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 March 2033
Planning history
Applications and permits filed against 2 Bouchers Cottages, Waterrow, Taunton, TA4 2AZ, sourced from the PlanIt planning register.
2 Bouchers Cottages has no planning applications on record.
2
But the area is active
2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus the street
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On habitable rooms, 2 Bouchers Cottages stands well clear of the street.
EPC Rating
56 (D)
Street avg 58 (D)
Floor Area
164 m²
Street avg 128 m²
CO₂ Emissions
4.2 t/year
Street avg 4.9 t/year
Habitable Rooms
7 rooms
Street avg 6 rooms
The neighbourhood at a glance
A condensed read of the local area. Each tile links through to the full breakdown on the Taunton district page.
Reported crime in the wider district is trending notably upward year-on-year.
Crime
81/mo
Rising year-on-year across the wider district.
Nearest stop
0.4 km
The Rock Inn Waterow — bus stop.
Nearest stops
- The Rock Inn WaterowBus stop356m
- Venn CrossBus stop1.8km
- Court Place FarmBus stop2.6km
- Court Place FarmBus stop2.6km
Most reported crime locally
- Violence & Sexual Offences545 reports48%
- Anti-social Behaviour144 reports13%
- Criminal Damage & Arson118 reports10%
- Public Order116 reports10%
Go deeper on the local area
A Local Area report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Modelled day and night-time noise levels around TA4 2AZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
44.5dB
Night-time· 23:00 – 07:00
37.0dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-eraSemi-Detached 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.
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£349k
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£334k
1 Gadds Orchard, Wiveliscombe
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£312k
1 Council House, Upton
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£302k
1 Golden Hill, Wiveliscombe
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£530k
1 Aldron House, High Street, Wiveliscombe
TA4 2JX
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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 2 Bouchers Cottages is modelled from its 164 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in TA4 2AZ. 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 2 Bouchers Cottages, 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 2 Bouchers Cottages was lodged in March 2023 at band D and is valid until March 2033. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 2 Bouchers 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 14 months, which places each incident at an approximate point. Schools and stops are measured in a straight line from TA4 2AZ. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Bouchers Cottages is in council tax band B. 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 2 Bouchers Cottages, Waterrow, Taunton, TA4 2AZ. Each answer is also embedded as structured data for search engines.
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- Every home in TA4 2AZSold prices, values and energy ratings for the postcode
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- 2 Bouchers Cottages, Waterrow, Taunton valuationHow the estimate is built and what moves it
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