Land Registry data · Q1 2026 ·

Property in BA1 2

BA1 2 is the Georgian core of Bath — the Royal Crescent, The Circus, Gay Street, Queen Square, and the streets connecting them. It is Bath's most architecturally significant postcode and one of its most expensive. Property here is predominantly 18th-century Georgian townhouse, most converted into flats. Entry-level is a 1-bed flat from around £280,000; the top of the market is a whole Royal Crescent townhouse at £4M+. Yields are lower than outer Bath postcodes — buyers come here for the architecture and address, not income return.

Key property stats for BA1 2

£420k

Avg 2-bed flat

BA1 2 · Q1 2026

Land Registry

3.5%

Average yield

All property types

Bath Horizon analysis

32 days

Avg days to let

All property types

Bath Horizon analysis

Price and yield by property type

Type Avg price Yield Days to let
Studio / 1-bed flat £280,000 4.1% 23
2-bed flat £420,000 3.6% 27
Terraced house £680,000 3.2% 34
Semi-detached £850,000 2.9% 41
Period house (large) £1,200,000+ 2.5% 52

Source: Land Registry Q1 2026 and Bath Horizon analysis. Average prices are mean values; individual properties vary significantly.

Key areas within BA1 2

Royal Crescent and environs

The Royal Crescent itself — 30 houses in a Grade I listed curved terrace — is occasionally available. Prices start at £1.2M for a flat within the crescent and extend to £4M+ for full townhouses. The surrounding streets (Brock Street, The Circus, Marlborough Lane) carry the same premium location at marginally lower prices. Freehold sales in the crescent are rare; most transactions are long leases.

Gay Street and Queen Square

The Georgian core south of The Circus. Queen Square is a Grade I listed public square with townhouses on three sides. Gay Street (where Jane Austen lived at number 25) connects Queen Square to The Circus. Properties here are mostly 2–4 bedroom townhouse flats or occasional whole townhouses. More transacted than the Royal Crescent — a realistic address for buyers with £600k–1.2M.

New King Street and Kingsmead

The western edge of BA1 2, between the Georgian core and the Lower Bristol Road. More affordable than the Royal Crescent streets. Victorian and Edwardian flats and terraces sit alongside some Georgian stock. Good access to the city centre and Green Park Station. Entry-level BA1 2 for buyers in the £280k–450k range.

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Frequently asked questions

What is the BA1 2 postcode area?
BA1 2 is the central Bath postcode covering the Royal Crescent, The Circus, Gay Street, Queen Square, and the surrounding Georgian core west of the city centre. It is one of Bath's most prestigious postcodes — the Royal Crescent and The Circus are within it. Property is predominantly Georgian terrace and townhouse, with some Victorian development at the western edges (New King Street area). It is the postcode of choice for buyers seeking Bath's finest period architecture.
What are house prices like in BA1 2?
BA1 2 is one of Bath's most expensive postcodes. Average prices: studio/1-bed flats from £280,000; 2-bed flats average £420,000; terraced houses average £680,000; larger period houses start at £850,000 and extend to £1.2M+. The Royal Crescent and Circus properties are at the top: £1.2M–4M+ for houses, £600k–1.2M for flats within the crescent. Prices in BA1 2 have been consistently higher than most Bath postcodes and have held their value through market fluctuations due to the architectural quality and rarity of stock.
Are there good flats for sale in BA1 2?
Yes. BA1 2 has a significant flat market — most of the Georgian townhouses have been converted into 2–4 flats, making it the most accessible entry point into this postcode. 2-bed flats average £420,000; 1-bed flats start around £280,000. The flat market in BA1 2 turns over more regularly than the whole-house market, making it more accessible for buyers at the £300k–500k budget. Many flats are sold on long leases (125–999 years) with service charges to maintain shared areas and listed building requirements.
What is the rental yield in BA1 2?
Rental yields in BA1 2 average 2.5–4.1%, lower than Bath's outer postcodes because purchase prices are high relative to achievable rents. Studio and 1-bed flats yield around 4.1% — the strongest segment in this postcode. 2-bed flats average 3.6%. Houses yield 2.5–3.2%. BA1 2 is not a high-yield investment postcode; buyers typically purchase here for capital appreciation, the prestige of the address, and the quality of the architecture rather than income return.

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