2 Gladstone Place, Tyning Road, Combe Down, Bath, BA2 5HQ

UPRN:10001124801Mid Terrace House3 bedsBuilt before 1900

LeaseholdCouncil Tax: -EPC: D (56)

Data freshness:Listing· freshPlanning· 2mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

2 Gladstone Place, Tyning Road, Combe Down, Bath, BA2 5HQ

HP Score

/ 100

Mixed

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£595,000

£566k - £625kHigh

Estimate

£595k

Range

£566k – £625k

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

Verdict

Derived from HomePortfolio scores

2 Gladstone Place earns an INVESTIGATE rating with HP Score 70/100. Investment score 53/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (33/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

33/ 100

Mixed

Transit & Bike

Transit 14Bike 50

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity
estimate implies a 88% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£70,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,800-£3,250

Interest rate5.4%

Loan to value75%

Cash required: £22,300
Net cash flow: £1,875/mo
Cash on cash: 100.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 12.91 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£595,000

Rent Estimate (pcm)£3,050

Gross Yield-

1y Growth-

3y Growth-3.2%

5y Growth+0.8%

10y Growth+2.1%

Last Sold Price£528,500 (2020-01-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningSignificant
LandslideSignificant
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1BA2 5HQ

Approval Rate

-12mo

Development

low

26/03717/TCA
Sycamore T1 - cut lower 4 limbs of back to fence line up to 3 metre reduction. Sycamore T2 and T3 - prune group of sycamores back to planter edge on right then wall edge on left up to 3 metres reduction south east side only. Robinia T4 - prune around telecom wire to clear by 1 metre.
Pending
26/03631/LBA
Installation of 4 no. replacement timber sliding sash windows located on the rear elevation
Pending
26/03635/FUL
Temporary change of use for Fishponds Cottage, from C3 domestic cottage to Use Class E (offices) from 1st January 2026 to 31st December 2027 (Extension of existing permission 24/03589/FUL).
Pending

View Planning Timeline

Ownership

Corporate Ownership69.5%
Overseas OwnershipNo
Lease Term Remaining794 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2020-01-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,481

Population Density856 /km²

Owner Occupied86%

Age Distribution

0-15 18%16-64 54%65+ 28%

View Area Profile

Schools Nearby

Prior Park College
0.2 mi
Inspected by ISI
Combe Down CofE Primary School
0.2 mi
Inspected as Combe Down CofE Primary School (URN 109230) on 19 Sep 2013
Mulberry Park Educate Together Primary Academy
0.5 mi
Good
Ralph Allen School
0.7 mi
Good

3 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

3 Gladstone Place
-
£445k
-
2 Gladstone Place
-
£529k
-
1 Gladstone Place
-
£425k
-
1 Gladstone Place
-
£195k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN