House prices in 'BA2 5', Combe Down

Price per square metre data and charts revealed. Latest statistics for the housing market in 'BA2 5' (Combe Down, Bath) - calculated on 02 May 2026.

Defining 'BA2 5'

This analysis is limited to properties whose postcode starts with "BA2 5", this is also called the postcode sector. There are no official postcode sector names so I've just labelled it BA2 5, Combe Down. It is shown in red on the map below.

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You can click on the map above to change to a neighbouring sector, or you can use the search form below.

Price per square metre

Knowing the average house price in BA2 5 is not much use. However, knowing average price per square metre can be quite useful. Price per sqm allows some comparison between properties of different size. We define price per square metre as the sold price divided by the internal area of a property:

£ per sqm = price ÷ internal area

For example in March 2026, 91, Midford Road, Combe Down, BA2 5RT sold for £475,000. Given the internal area of 99 square metres recorded on the EPC, the price per sqm is £475,000 ÷ 99 sqm = £4,797.

England & Wales have been officially metric since 1965. However house price per square foot is prefered by some estate agents and those of sufficiently advanced age ;-). You can change your prefered units from square meters to square feet for all the graphs and charts on BA2 5 and elsewhere. Just visit the My Account page and look for the m2 to ft2 toggle switch. Alternatively just multiply everything by 10, move a decimal place to go from sqm to sqft and you'll be close enough as 1 sqm = 10.76391 sqft.

Distribution of £ per sqm for 'BA2 5' vs 'BA2'

The chart above is called a histogram, it helps you see the distribution of house price per sqm in BA2 5 To make this chart we put all the sales data into a series of £ per sqm 'buckets' (e.g. £4,985 to £5,202, £5,202 to £5,419, £5,419 to £5,636 etc...) we then count the number of sales with within in each bucket and plot the results. The histogram is based on 287 sales that took place in BA2 5, Combe Down, Bath in the last 24 months.

Generate a custom histogram like the one above but based on your own criteria.

You can see the spread of prices above. This is because although internal area is a key factor in determining valuation, it is not the only factor. Many factors other than size affect desirability; these factors could be condition, aspect, garden size, negotiating power of the vendor etc.

The spread of prices will give you a feel of the typical range to expect in BA2 5, Combe Down. Notably, only 25% of properties that sold recently were valued at more than £5,580 sqm. For anything to be valued more than this means it has to be more desireable than the clear majority of BA2 5 homes.

Box plot of £ per sqm for BA2 5

Tip: click on the chart to see the values.

The chart above is called a boxplot (or a box-and-whisker plot). Box plots, like histograms, are used to graphically represent the distribution of data, showing the central tendency, spread of the distribution. In the context of £ per square metre property price distributions, box plots represent the variation in property prices within a geographic area e.g. Combe Down. The chart above shows a boxplot for 'BA2 5' as well as the 'BA2' postcode district.

  • Median: The horizontal line inside the box represents the median (£ per square meter). This is the midpoint of the data, meaning 50% of the prices are below this value, and 50% are above. The middle price per square metre in 'BA2 5' is £4,940.
  • Interquartile Range (IQR): The box spans from the 25th percentile (Q1) to the 75th percentile (Q3). This is the range where the middle 50% of the data lies, giving a good indication of the typical price spread. Of the 287 transactions in BA2 5, Combe Down half were sold for between £4,280 and £5,580 per square metre.
  • Whiskers: In our case, the whiskers extend from the 9th percentile (at the lower end) to the 91st percentile (at the upper end), This provides a slightly broader view of the distribution by including the middle 82% of records. The whiskers capture most of the variation but exclude extreme outliers caused by data errors in recording sold house prices or internal area.
  • 'n=' is the number of property transactions the box plot is based on; 287 for BA2 5, Combe Down.

    • Property price map for Combe Down

    Have a look at the interactive price map I created for myself. Use it to explore house prices in 'Combe Down' all the way down to individual property plots.

    House price heatmap showing property values across Combe Down 🔍 Explore map ›

    Combe Down house price forecasting

    House prices in BA2 5 fell -7.0% in the last year, -9.8% after inflation. Whether or not this trend will continue depends on many factors, such as wage growth, net migration, interest rates and the level of house building. No one can predict these things with certainty however we can plot the historic trends in house prices in BA2 5 (Combe Down) compared with the wider postcode district of BA2.

    House price index for BA2 5

    Tip: click on the legend items to show/hide different lines

    Download house price index as CSV (premium users only).

    The chart above shows changes in 'BA2 5' property prices over the last 20 years. The index is calculated from the average price paid per sqm for property in BA2 5 and is set to 100 in 2004. I'm comparing the trends for BA2 5,Combe Down with the wider postcode district of BA2 What is more interesting is to look at the difference between flats and houses, even those in the same area follow a very different trend, to get a robust enough sample size to see this we need to zoom out and look at house price trends for the entire Bath and North East Somerset local authority.

    The dashed lines show nominal house price changes, the solid lines show the same data adjusted for inflation. Economists call this the 'real' price change. You have to take inflation into account when comparing prices over time. It's calculated using the formula:

    Real Rate of Return = (1 + Nominal Rate) ÷ (1 + Inflation Rate) – 1
    In this formula, the nominal rate is the rate of change before any adjustments, and the inflation rate is taken from the Consumer Price Index. The real rate of return is a more accurate measure of change in value, because £1 today does not have the same buying power as £1 in the past. For example, if a savings account pays an interest rate of 3% per year and the inflation rate is 5% per year, the real rate of return is -2%. This means that the investment's value is shrinking by 2% each year.

    Historic returns for BA2 5
    BA2 5 sector BA2 district
    Nominal Real Nominal Real
    20 yr per annum 3.3% 0.5% 3.2% 0.4%
    20 yr total 93.1% 10.8% 89.1% 8.5%
    10 yr per annum 1.6% -1.7% 2.3% -1.1%
    10 yr total 17.3% -16.0% 25.3% -10.2%
    5 yr per annum 0.3% -4.4% 1.3% -3.5%
    5 yr total 1.6% -20.3% 6.6% -16.4%
    1 yr per annum -7.0% -9.8% -3.4% -6.4%
    1 yr total -7.0% -9.8% -3.4% -6.4%

    This table complements the house price index chart above, presenting the data in a more detailed format. It breaks down the information into 20-year, 10-year, 5-year, and 1-year periods, further categorized by property type. For each period, we display both a per annum rate of change and a total rate of change.

    The total rate of change represents the overall change over the entire period. The formula for total return is:

    Total return = (Index at end of period ÷ Index at start of period) - 1

    The per annum rate of change is the annualized rate of change over the period. This is equivalent to the annual bank savings rate you would need to achieve the same total return over the given period. This annualized return is also known as the Compound Annual Growth Rate (CAGR). The formula for CAGR is:

    CAGR = (1 + Total return) ^ (1 ÷ Number of years) - 1

    Some specific examples:

    • Over the past 20 years, BA2 district have seen a 0.4% annual change when adjusted for inflation. This translates to a total change of 8.5% in real terms.
    • Over the past 5 years, BA2 district have seen a -3.5% annual change when adjusted for inflation. This translates to a total change of -16.4% in real terms.

    Most recent BA2 5 sales

    For the most recent sales activity, rather than a summarized average, it is better to see the underlying data. This is shown in the chart below, where blue dots represent individual sales, click on them to see details. If there is an obvious trend you should be able to spot it here amid the noise from outliers.

    Tip: hover over dots to see details

    Street level data

    Street Avg size Avg £sqm Recent sales
    Midford Road, Combe Down, BA2 5R 104 sqm £4,589 25
    Hansford Square, Combe Down, BA2 5L 119 sqm £5,571 20
    North Road, Combe Down, BA2 5D 123 sqm £5,059 17
    Hawthorn Grove, Combe Down, BA2 5Q 95 sqm £4,224 16
    Bradford Road, Combe Down, BA2 5B 137 sqm £4,573 14
    Patch Street, Combe Down, BA2 5B 82 sqm £4,860 12
    Mulberry Way, Combe Down, BA2 5B 112 sqm £3,800 12
    Whitaker Road, Combe Down, BA2 5D 122 sqm £4,324 12

    Search for your street here.

    Nearby geographies

    The table below shows how 'BA2 5' compares to the other postcode sectors in BA2.

    Sector Lower quartile Median Upper quartile Sales in last 2yr
    BA2 9 Corston £4,300 sqm £4,800 sqm £5,960 sqm 22
    BA2 8 Peasedown St John £3,420 sqm £3,970 sqm £4,480 sqm 202
    BA2 7 Limpley Stoke £4,060 sqm £4,940 sqm £6,040 sqm 117
    BA2 6 Bath £4,960 sqm £5,870 sqm £6,940 sqm 245
    BA2 5 Combe Down £4,280 sqm £4,940 sqm £5,580 sqm 287
    BA2 4 Bath £4,540 sqm £5,600 sqm £6,270 sqm 199
    BA2 3 Bath £4,210 sqm £4,650 sqm £5,290 sqm 254
    BA2 2 Bath £3,940 sqm £4,430 sqm £4,960 sqm 311
    BA2 1 Bath £3,500 sqm £4,050 sqm £4,590 sqm 281
    BA2 0 Timsbury £3,330 sqm £3,870 sqm £4,510 sqm 128

    Raw data

    Our analysis of BA2 5 is derived from what is essentially a big table of sold prices from Land Registry with added property size information. Below are three rows from this table to give you an idea.

    Address Paid sqm £/sqm
    91, Midford Rd, Combe Down, Bath £475,000
    Mar-2026
    		 99 4,797
    116, Whitaker Rd, Combe Down, Bath £355,000
    Mar-2026
    		 65 5,461
    129, Queens Drive, Combe Down, Bath £305,000
    Feb-2026
    		 67 4,552

    See the entire list of all sales in BA2 5 here.

    About

    I created HouseMetric because I wanted to see this data and analysis myself, I also wanted to teach myself to build a website. Please give me feedback or spread the word about it. I'm constantly tinkering and adding more stuff to it.