Model valuation£417,0008 Busby Close
Local market context
Bouchers Farm, The Old Barn, Waterrow, Taunton, TA4 2AZ
1 planning record
Estimated value
£578,000
- Since the 2018 sale (£712,000)-19%
- Against TA4 2AZ's recent median (£322,000)+80%
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
Detached
Floor area
185 m²
1988 sq ft
Energy rating
D
Score 56
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
£578,000
- Against its 2018 sale (£712,000)-19%
- Against TA4 2AZ's recent median (£322,000)+80%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Bouchers Farm is modelled from its 185 m² EPC floor area, its 1 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
185 m² from the EPC lodged in July 2009
Sales of this home
1 sale recorded, the latest in 2018
Recent sales in TA4 2AZ
5 sales, median £322,000 (2024–2013)
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 | 1 application | 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 Bouchers Farm was the highest on Land Registry record across the postcode.
Sales timeline
16 October 2018Most recent
£712,000
Median price across the last 5 sales in TA4 2AZ: £322,000 (2024–2013).
What this page doesn't show
1 potential issue has already been flagged for Bouchers Farm, The Old Barn, 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 Bouchers Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Bouchers Farm is a detached house in Waterrow, Taunton, Taunton (TA4 2AZ). It has a recorded floor area of 185 m² (around 1988 sq ft). The latest certificate (July 2009) shows a D (score 56), a step below the typical UK home. Main heating runs on lpg. The latest certificate is from July 2009, so improvements made since then won't be reflected.
Today's modelled estimate of £578,000 is 18.8% below the 2018 sale of £712,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£358/sq ft) was about 30.9% above the typical sold price in the postcode. At 185 m² the property is well over the postcode median (126 m² across 6 EPCs), placing it in the larger end of the local stock. Last sale on file: £712,000 in October 2018. One historical planning record sits against the property in 2013.
Before you decide
Everything you need to know about Bouchers Farm
The true value, the hidden risks and the full sale history, in one report.
Larger development activity nearby
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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.
Bouchers Farm's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 23 Jul 2019
Current Certificate
Jul 2009EPC Rating
A
B
C
D
D56
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Good
CO2 Emissions
4.5 t/year
Occupancy
—
Certificate validity
Expired on 23 July 2019
Planning history
Applications and permits filed against Bouchers Farm, The Old Barn, Waterrow, Taunton, TA4 2AZ, sourced from the PlanIt planning register.
1 application on record at Bouchers Farm, The Old Barn, Waterrow, Taunton, TA4 2AZ
0decisions18documents2nearby
- Jul 2013FullOutcome in report
ERECTION OF A BARN FOR THE STORAGE OF AGRICULTURAL MACHINERY AND A LOG STORE AT BOUCHERS FARM, WATERROW
- Documents
- 18 docs on file
- Reference
- 09/13/0008
Unlock Bouchers Farm, The Old Barn, Waterrow, Taunton, TA4 2AZ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn
- All 1 application on this property in full, plus 2 notable nearby
- The 18 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus the street
Four headline reads against 6 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², Bouchers Farm stands well clear of the street.
Price per m²
£3,854
Street avg £3,446
Floor Area
185 m²
Street avg 124 m²
CO₂ Emissions
4.5 t/year
Street avg 4.9 t/year
Years Held
8 years
Street avg 4 years
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 2 HomeBuyer Report
Detached HouseEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 Bouchers Farm is modelled from its 185 m² EPC floor area, its 1 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. 1 sale is recorded for Bouchers Farm. 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 Bouchers Farm was lodged in July 2009 at band D and expired in July 2019, 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. 1 application is matched to Bouchers Farm. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Bouchers Farm, The Old Barn, 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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