Hillbrook House, Lyncombe Vale Road, Bath, BA2 4LS
UPRN:10001150392Detached House4 bedsBuilt 2007-2011
FreeholdCouncil Tax: Band GEPC: C (78)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 6d ago (2026-11-01T01:53:54.777474+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
79
/ 100
Strong
Verdict
6 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
18 of 21 sourcesSale Estimate
£1,246,000
£1.18M - £1.31MHigh
Estimate
£1.25M
Range
£1.18M – £1.31M
Rent Estimate (pcm)
£5,600
£5k - £6k
Monthly
£5,600
Yield
5.39%
Verdict
Derived from HomePortfolio scores
Hillbrook House earns an INVESTIGATE rating with HP Score 79/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (70/100). 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 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
79
HP Score
79/ 100
Strong
56
Investment Score
56/ 100
Moderate
5
Crime Score
5/ 100
Low
70
Walkability
70/ 100
High
Transit & Bike
Transit 10Bike 60
Walk Score, out of 100
Valuation & Market
Sale Estimate£1,246,000
Rent Estimate (pcm)£5,600
Gross Yield5.39%
1y Growth-
3y Growth-3.2%
5y Growth+0.8%
10y Growth+2.1%
Last Sold Price£712,500 (2013-08-28)
Risk Overview
- Flood RiskUnknown
- SubsidenceModerate
- RadonModerate
- MiningSignificant
- LandslideSignificant
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
2BA2 4LS
Approval Rate
100%12mo
Development
low
- Pending26/03818/CONDDischarge of conditions 3 (Render) and 4 (Timber) of application 25/03960/FUL (Erection of rear/side extensions following demolition of the existing garage and external insulation and recladding.)
- Pending26/03802/FULErection of entrance, kitchen and bedroom extensions
- Pending26/03803/TCAT1 - Sycamore - Crown lift to 5.5m. Radial reduction of 1.5m. Shape and balance.
Ownership
- Corporate Ownership69.5%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2013-08-28
- SourceLand Registry
Connectivity
Broadband (Standard)
7 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£32,481
Population Density-
Owner Occupied83%
Age Distribution
0-15 21%16-64 57%65+ 22%
Schools Nearby
- Inspected by ISIPrior Park Paragon0.1 mi
- Beechen Cliff School0.1 miGood
- Widcombe Infant School0.6 miReport card2026
Ofsted no longer awards a single overall grade.
- Widcombe CofE Junior School0.6 miArea grades2025
Inspected after Ofsted withdrew the single overall grade.
4 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- The Pines Lyncombe Vale Road-£1.02M-
- Willowbrook Lyncombe Vale Road-£1.60M-
- Woodside Lyncombe Vale Road-£1.61M-
- Willowbrook Lyncombe Vale Road-£543k-