THE SPINNEY, SMALLCOMBE ROAD, RADSTOCK, BA3 3DU - £460,000

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

THE SPINNEY is a very large extended detached house of 168m², built sometime between 1991 and 1995. It was last sold for £460,000 in June 2024, which was around 37% below the average June 2024 detached price in the Bath and North East Somerset local authority area. The most recent EPC inspection was November 2022, where the current energy rating was D, and the potential energy rating was C.

THE SPINNEY Sold Prices

Land registry data shows four sales for THE SPINNEY since 1^st January 1995. The below table shows the price paid for the four sales, along with the average detached price in the Bath and North East Somerset local authority area for the corresponding sale date. The four THE SPINNEY sales were a mix of below the average price, and roughly equal to 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
2024 10 JUN	£460,000	£728,589	37% below HPI
2013 4 FEB	£365,000	£394,548	7% below HPI
2002 20 JUN	£249,950	£251,035	Close to HPI
2000 17 NOV	£185,000	£216,389	15% below HPI

THE SPINNEY 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 four THE SPINNEY sales between November 2000 and June 2024 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 February 2013 sale was for 7% below the HPI. So the extrapolation line tracks at 7% below the HPI over time, until the June 2024 sale, where it falls to 37% below the HPI. The line then continues to track at 37% below the HPI.

How Large is THE SPINNEY?

THE SPINNEY is 168m², which includes three extensions, according to the EPC inspection conducted in November 2022. This puts it in the largest 20% of detached houses houses in Radstock, based on EPC data. The below chart shows the distribution of detached houses houses by size in Radstock, and where THE SPINNEY lies on this distribution: 88% of detached houses houses are smaller than THE SPINNEY, and 12% of houses are larger. Note that EPC data is not available for all properties in Radstock.

THE SPINNEY: Plot and Title Map

THE SPINNEY sits on a plot of roughly 0.210 of an acre, or 850m². The below map shows the location of THE SPINNEY, 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 THE SPINNEY). 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 THE SPINNEY?

THE SPINNEY is located on SMALLCOMBE ROAD in RADSTOCK, in the BA3 postcode district. The below map shows the position of THE SPINNEY on SMALLCOMBE ROAD.