HILCOT, HORSECOMBE VALE, BATH, BA2 5QR - £920,000

Based on the January 2025 Price Paid Data (released on 3rd March 2025), the December 2024 House Price Index (released on 19th February 2025), and the January 2025 Energy Performance of Buildings Data (released on 27th February 2025). Sources

HILCOT is a very large extended detached house of 206m², built sometime before 1900, which could now be worth an estimated £1,250,258. It was last sold for £920,000 in October 2016, which was around 76% above the average October 2016 detached price in the Bath and North East Somerset local authority area. The most recent EPC inspection was September 2013, where the current energy rating was D, and the potential energy rating was C.

HILCOT Sold Prices

Land registry data shows three sales for HILCOT since 1^st January 1995. The below table shows the price paid for the three sales, along with the average detached price in the Bath and North East Somerset local authority area for the corresponding sale date. All of the three HILCOT sales were for above the average price. The average price is sourced from the Office for National Statistics' House Price Index (HPI).

Date	Price	HPI Price	Variation from HPI
2016 28 OCT	£920,000	£522,962	76% above HPI
2014 4 APR	£900,000	£421,480	114% above HPI
1999 21 JUL	£295,000	£153,020	93% above HPI

HILCOT Price Paid vs. HPI Average

The below graph shows the average detached house price in the Bath and North East Somerset local authority area over time, sourced from the HPI. The three HILCOT sales between July 1999 and October 2016 have been plotted on the graph. A line has been extrapolated to show what the value of the property might have been over time, following each sale, had it maintained the same margin above or below the HPI (as a percentage). For example, the April 2014 sale was for 114% above the HPI. So the extrapolation line tracks at 114% above the HPI over time, until the October 2016 sale, where it falls to 76% above the HPI. The line then continues to track at 76% above the HPI.

What might HILCOT be worth now?

HILCOT might now be worth an estimated £1,250,258.

This is based on house price inflation of 35.9%, between October 2016 and December 2024, for detached houses, in the Bath and North East Somerset local authority area, as calculated by the Office for National Statistics and published in their UK House Price Index (HPI).

The 35.9% inflationary increase is applied to the most recent sale price for HILCOT of £920,000 on 28th October 2016. For the value to have increased from £920,000 to £1,250,258 over the seven years and ten months to December 2024, the following assumptions must hold true:

• The value of HILCOT has moved in line with the HPI for detached houses in the Bath and North East Somerset local authority area.
• The October 2016 sale price of £920,000 represented a fair market value for the property.
• The size, condition, and specification of HILCOT has not materially changed since October 2016.

How Large is HILCOT?

HILCOT is 206m², which includes one extension, according to the EPC inspection conducted in September 2013. This puts it in the largest 20% of detached houses houses in Bath, based on EPC data. The below chart shows the distribution of detached houses houses by size in Bath, and where HILCOT lies on this distribution: 83% of detached houses houses are smaller than HILCOT, and 17% of houses are larger. Note that EPC data is not available for all properties in Bath.

HILCOT: Plot and Title Map

HILCOT sits on a plot of roughly 0.280 of an acre, or 1,132m². The below map shows the location of HILCOT, an approximate outline of the building(s), and the indicative extent of the property. The plot extent is a Land Registry INSPIRE Index Polygon, and it is important to note that a title may include more than one polygon, whereas only one polygon is shown on the map (the polygon which intersects with the position of HILCOT). The full extent of the land contained in any registered title can only be identified from the individual title plan. The maps on this page should not be relied upon to establish the extent of a title.

Where is HILCOT?

HILCOT is located on HORSECOMBE VALE in BATH, in the BA2 postcode district. The below map shows the position of HILCOT on HORSECOMBE VALE.