Land Registry data · Q1 2026 ·

Property in BA2 4

BA2 4 covers Bear Flat and the southern ridge above Bath — one of the city's most consistently popular family neighbourhoods. The Bear Flat independent high street (cafes, delis, pubs, a butcher) is the anchor; the Victorian terrace housing is well-maintained; the views from the ridge are good. Prices are higher than Oldfield Park or Widcombe for equivalent sized property, reflecting the neighbourhood's reputation. Rental yields average 3.2–4.8%.

Key property stats for BA2 4

£420k

Avg terraced price

BA2 4 · Q1 2026

Land Registry

4.2%

Average yield

All property types

Bath Horizon analysis

24 days

Avg days to let

Terraced house

Bath Horizon analysis

Price and yield by property type

Type Avg price Yield Days to let
Flat (1-bed) £215,000 4.8% 18
Flat (2-bed) £290,000 4.4% 21
Terraced house £420,000 4.0% 24
Semi-detached £510,000 3.7% 28
Detached £650,000 3.2% 35

Source: Land Registry Q1 2026 and Bath Horizon analysis.

Areas within BA2 4

Bear Flat

The most established and sought-after part of BA2 4. A working independent high street (Bear Flat) with cafes, restaurants, delis, and shops. Victorian terrace and some Edwardian housing. Strong community identity. Consistently popular with families and professionals. Prices at the higher end of BA2 4 — typically £430,000–550,000 for a Victorian terrace.

Foxhill and Combe Down fringe

The upper part of BA2 4, approaching Combe Down. More semi-detached and some 1960s–1980s development. Quieter and more car-dependent. Good views from the higher streets. More affordable than Bear Flat proper — 10–15% lower prices for equivalent size.

Entry Hill

The lower section of BA2 4 between Bear Flat and the city edge. More mixed housing stock; some social housing alongside private. Prices at the lower end of the postcode. Good transport links into the city centre.

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Frequently asked questions

What is the BA2 4 postcode area in Bath?
BA2 4 covers the Bear Flat area of Bath — a popular residential neighbourhood south of the city centre on the ridge above the Avon valley. It includes Bear Flat village (with its independent high street), Foxhill, and the upper approaches to Combe Down. The area is known for its community feel, strong independent food and drink scene, and Victorian terrace housing. It is consistently one of Bath's most popular family neighbourhoods.
What are house prices like in BA2 4 (Bear Flat)?
Average property prices in BA2 4 as of Q1 2026: terraced houses average £420,000; semi-detached houses average £510,000; flats average £215,000–£290,000 depending on size. Bear Flat proper (the village centre area) commands a premium of around 5–10% over the Foxhill end of BA2 4. Prices have risen consistently in Bear Flat over the past decade as the neighbourhood's food scene and community reputation have grown.
Is Bear Flat (BA2 4) a good place to live in Bath?
Bear Flat is one of Bath's better-regarded family neighbourhoods. The independent high street — cafes, delis, a good pub, a butcher — is genuinely strong. The community is established and active. The views from the ridge over the Avon valley are good. The trade-off is transport: Bear Flat is a substantial uphill walk from Bath Spa station (30 minutes) and most residents use the bus (Route 4, approximately 20 minutes to the centre) or drive. Property prices reflect the neighbourhood's reputation — Bear Flat is not the cheapest option in South Bath.
What rental yields are achievable in BA2 4?
Rental yields in BA2 4 average 3.2–4.8%, with flats yielding higher than houses. 1-bed flats average 4.8% yield; 2-bed flats average 4.4%; terraced houses average 4.0%. Days to let is 18–35 days depending on property type. Rental demand is consistent from city-centre professionals and families who want Bear Flat's neighbourhood quality without purchasing. The rental market is smaller than Oldfield Park or Widcombe — demand is there but stock turns over slowly.

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