Property for sale in Combe Down, Bath

Average sold price in Combe Down: £420,000. Outstanding-rated primary school. Village centre with pub and independent shops. 10 minutes by car from Bath city centre. Predominantly detached and semi-detached houses on a raised plateau south of Bath. Source: Land Registry, May 2026.

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Combe Down property data

£420,000

Average sold price

Combe Down (BA2 5)

Land Registry, May 2026

3.8%

Average gross rental yield

BA2 5 postcodes

Land Registry, May 2026

32 days

Average days on market

Before sale agreed

Land Registry, May 2026

The Combe Down property market

Combe Down occupies a plateau above Bath's southern edge, looking north over the valley. The village character is genuine rather than curated: a working local pub, a post office and convenience store, a hairdresser, and a community hall. The housing is predominantly 1920s–1960s detached and semi-detached properties with gardens — a stock type that suits Bath families who need space for growing children but cannot afford (or prefer to avoid) the largest Victorian houses in Lansdown or the most expensive terraces in Larkhall.

The school catchment is the strongest draw. Combe Down Primary School holds an Outstanding Ofsted rating, which drives consistent family buyer demand from outside the area. Secondary school options include Ralph Allen School and Beechen Cliff School (boys' comprehensive). Buyers moving to Bath specifically for school catchments frequently target Combe Down as the most accessible route into Combe Down Primary.

Prior Park Landscape Garden — one of the finest National Trust gardens in the South West — borders the northern edge of the neighbourhood. Entry is £10 for non-members; National Trust members enter free. The garden's Palladian bridge and valley views give Combe Down residents a green amenity comparable to anything within Bath's park portfolio.

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Frequently asked questions

What is the average house price in Combe Down, Bath?
The average sold price in Combe Down is £420,000 (Land Registry, May 2026). Three-bedroom detached and semi-detached houses — the dominant stock type — average £400,000–£520,000. Four-bedroom properties from £550,000. The village centre has a smaller number of converted cottages and terraced houses from approximately £310,000. Combe Down sits slightly above the Bath city average, reflecting its village character and strong school catchments.
Is Combe Down good for families?
Combe Down is one of Bath's most family-focused neighbourhoods. Combe Down Primary School has an Outstanding Ofsted rating. The area has a village centre with a pub, independent shops, and a strong community feel. The countryside access is immediate — the Cotswold Way runs through the edges of the village. It attracts Bath families who want space, good schools, and a quieter pace without moving out of the city boundary.
How far is Combe Down from Bath city centre?
Combe Down sits approximately 3 miles south of Bath city centre. The most direct route is via Ralph Allen Drive or Prior Park Road. By car: 10–12 minutes in normal traffic. By bus: the 2A and 4 services run from Combe Down to the city centre (approximately 20–25 minutes). Walking via the Claverton Down path to Bath Spa station takes approximately 40 minutes — a pleasant route but steep.
What is the character of Combe Down?
Combe Down feels like a village that happens to be within a city boundary. The village centre has a pub (The Hadley Arms), a convenience store, and a cluster of independent businesses. The houses are predominantly 1920s–60s detached and semi-detached, with some older stone cottages near the village core. Ralph Allen's Quarry and the Prior Park landscape garden are within walking distance, giving outstanding green-space access.

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