WHATCOMBE FARMHOUSE JACKS LANE
Recent sale
£445k
Sale price
£/sqft
-
Rent pcm
-
Yield
-
Whatcombe Farm, Jacks Lane, Spring Gardens, Frome, BA11 3NL
UPRN:250030323Detached Property6 bedsBuilt before 1900
FreeholdCouncil Tax: -EPC: E (50)
Data freshness:Listing· freshListing: fresh, refreshed yesterday (2026-10-23T04:00:04.135672+00:00)Planning· 2mo agoPlanning: ageing, refreshed 2mo ago (2026-08-25T07:28:48.914975+00:00)EPC· 5mo agoEPC: stale, refreshed 5mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 2y agoRisk: stale, refreshed 2y ago (2024-12-31T00:00:00+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Valuation estimateUpdated yesterday
£2,314,000
Estimated value
Range: £2.20M - £2.43M|Last sold: -- (-)
Estimate of £2.31M for this detached property. 431 sales in BA11 in the last 12 months; median £320k.
Estimate confidence
High confidence
Value History
Current estimate
£2.31M
£2.20M - £2.43M - High confidence
Annualised (CAGR)
+36.40%
Over the full window
Peak estimate
£3.27M
Apr 2026
From peak
-29.30%
Drawdown from peak
AVM estimate (model)Repeat-sales index - BA11 district (quarterly)index YoY +3.04%
Growth by window
3m
-2.94%
6m
-29.30%
12m
+564.94%
24m
+568.79%
60m
+636.94%
Rental Market
Estimated rent (pcm)
£8,700
/ month
Gross yield
4.36%
Rent ÷ asking price
Net yield
3.02%
Assumes ~31% running costs (not this property's)
Vacancy trend
12-month change
Market Metrics
Median Area Price
£320k
BA11 sales, last 12 months
12m Price Growth
-
BA11 median, Land Registry
Days on Market
92d
BA11 average
Sales & Yield
3 metricsTransactions / 12m
431
BA11 sales
Area Gross Yield
5.69%
BA11 medians
Last Sold
-
-
Investment Analysis
Buy-to-let cashflow + capital returns
Purchase
- Asking Price£2,395,000
- SDLT standard£201,150
- SDLT BTL surcharge (5%)£119,750
- Legal, survey + broker (assumed)£2,100
- RefurbishmentNot costed
- Total Cost (excl. refurb)£2,718,000
Funding
- Deposit (25%)£598,750
- Mortgage (75% LTV)£1,796,250
- Interest Rate (assumed)5.25%
- Mortgage TypeInterest Only
- Cash Required£921,750
Monthly Returns
- Monthly Rent (estimate)£8,700
- Mortgage Payment (IO)-£7,859
- Management (10%)-£870
- Insurance (assumed)-£40
- Maintenance (assumed)-£60
- Monthly Cashflow-£129
Capital Returns
- 5yr Property Value£2,395,000
- 5yr Capital Gain (0.00% pa, historical)+£0
- 5yr Cumulative Rent (net)+£482,978
- Less mortgage interest-£471,540
- 5yr Total Return+£11,438
Modelled on the live asking price. Assumed, as in the PDF report: 25% deposit, 5.25% interest-only mortgage, management 10% of rent, insurance £40/mo, maintenance £60/mo, legal, survey and broker £2,100. Refurbishment, voids and letting fees are not costed.
5-Year Projection
| Year | Property Value | Equity | Cashflow (cumulative) | Total Return | ROI |
|---|---|---|---|---|---|
| Year 1 | £2,395,000 | £598,750 | -£1,548 | -£1,548 | -0.2% |
| Year 2 | £2,395,000 | £598,750 | -£1,212 | -£1,212 | -0.1% |
| Year 3 | £2,395,000 | £598,750 | +£1,038 | +£1,038 | 0.1% |
| Year 4 | £2,395,000 | £598,750 | +£5,244 | +£5,244 | 0.6% |
| Year 5 | £2,395,000 | £598,750 | +£11,438 | +£11,438 | 1.2% |
Modelled on the live asking price. Capital growth 0.00% a year is the BA11 area's 5-year historical rate (Land Registry medians), not a forecast. Rent grows 2% a year (assumed); management is 10% of each year's rent. Mortgage held interest-only at 5.25% for 5 years. Refurbishment, voids and letting fees are not costed. ROI is on cash required (£921,750).
Price Forecast
No forecast available.
Demand & Supply
DemandSupply
Comparable Sales
Area Economic Intelligence
Signal
£29,908
Median earnings (local authority)
Signal
2,364
Population
Signal
2.0%
Households Deprived