Yeomans Cottage, Rectory Farm Lane, Englishcombe, Bath, BA2 9DU

UPRN:10001136534Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: -EPC: E (53)

Data freshness:Listing· freshPlanning· 2mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Yeomans Cottage, Rectory Farm Lane, Englishcombe, Bath, BA2 9DU

HP Score

/ 100

Mixed

Verdict

6 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£945,000

£898k - £993kHigh

Estimate

£945k

Range

£898k – £993k

Rent Estimate (pcm)

£3,550

£3k - £4k

Monthly

£3,550

Yield

4.48%

Verdict

Derived from HomePortfolio scores

Yeomans Cottage earns an INVESTIGATE rating with HP Score 63/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (11/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

11/ 100

Low

Transit & Bike

Transit 3Bike 25

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

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£950,000

At the asking price

Monthly rent£3,550/mo

Evidenced range £3,200-£3,900

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: -£749/mo
Cash on cash: -2.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - below 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£945,000

Rent Estimate (pcm)£3,550

Gross Yield4.48%

1y Growth-

3y Growth-3.2%

5y Growth+0.8%

10y Growth+2.1%

Last Sold Price£534,750 (2003-12-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1BA2 9DU

Approval Rate

-12mo

Development

low

26/03800/DEM
Demolition of the former nursery building
Pending
26/03708/CLPU
Conversion of Garage to a living space and erection of rear Conservatory (Certificate of Lawfulness for a Proposed Development)
Pending
26/03553/TCA
Silver Poplar T1 - crown reduction of 4m. Silver Birch T2 - crown reduction of 2m, crown lift by 2m.
Pending

View Planning Timeline

Ownership

Corporate Ownership69.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-12-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

29 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,481

Population Density63 /km²

Owner Occupied81%

Age Distribution

0-15 18%16-64 59%65+ 23%

View Area Profile

Schools Nearby

Roundhill Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Twerton Infant School
1.0 mi
Good
St Philip's CofE Primary School
1.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Michaels Junior Church School
1.2 mi
Good

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

High Bank
-
£290k
-
Manor Farm Barn
-
£1.48M
-
Chapel House
-
£1.02M
-
Wansdyke Cottage
-
£1.20M
-

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