Property for Sale · BA2

Property for sale in BA2, Bath

BA2 covers Oldfield Park, Widcombe, Bear Flat, and Combe Down — Bath's best-value residential postcodes. Average sold price £385,000. Oldfield Park from £280,000. Yields up to 4.8%. Submit an enquiry and we will connect you with a BA2 specialist within one hour.

BA2 for-sale market at a glance

£385,000

Average sold price

BA2 postcode

Land Registry, May 2026

4.5–4.8%

Peak gross yield

Oldfield Park (BA2 3)

Land Registry, May 2026

£280k+

Entry price

Oldfield Park terraces

Current market

The case for buying in BA2

BA2 is where Bath's value buyers, smart investors, and families who need space have always ended up — not as a compromise, but as a deliberate choice. The postcode covers a large area south and west of the city centre, from the dense Victorian terraces of Oldfield Park through the canal-side streets of Widcombe to the hilltop stone village of Combe Down. Each sub-district has a distinct character; all of them offer more space per pound than BA1.

Oldfield Park (BA2 3) is Bath's first-time buyer market. The streets between the Wellsway and the Lower Bristol Road — Claude Avenue, Southdown Road, Westmoreland, Moorland Road — contain Victorian and Edwardian terraced houses built for the working professional classes at the turn of the last century. They are typically 2–3 bedrooms, have rear gardens, and are structurally sound. A well-maintained two-bedroom terrace sells in the £290,000–£340,000 range. For investors, Oldfield Park is the strongest buy-to-let sub-market in Bath: proximity to Bath Spa University's Newton Park campus drives consistent student and graduate rental demand, and yields regularly hit 4.5–4.8%.

Bear Flat (BA2 4/6) is a step up in both price and aspiration. The streets around Bear Flat attract families who want good schools (Beechen Cliff School, St Martin's, and several highly rated primaries), more house for their money than BA1 delivers, and access to the recreation ground and the green space of Alexandra Park. Three- and four-bedroom Victorian semis here sell from £390,000 to £550,000. The area has a strong secondary market — people who bought in their 30s and are now upsizing or selling to move further out.

Widcombe (BA2 4/5) occupies a particular niche: canal-side, close to the train station, with a creative and independent shop culture on Widcombe Hill. It attracts the same buyer who looks at Larkhall in BA1 but finds Larkhall priced too high. Typical prices sit between BA1 5 and Bear Flat — two-bedroom flats and cottages in the £300,000–£420,000 range, with the canal-side properties commanding a small premium.

Combe Down (BA2 5) is the village purchase. Stone-built period houses, Prior Park (National Trust, visible from the village), and Combe Down Primary School draw buyers who want a genuine village feel with Bath's facilities nearby. The market here moves slowly — sellers are patient and buyers tend to look for a long time before committing — but prices are reasonable relative to the quality of the stock: £350,000–£500,000 for a two- to three-bedroom period house.

BA2 sub-postcodes for buyers

BA2 3

Oldfield Park

Best value, strongest yields. Victorian terraces from £280k.

BA2 4

Bear Flat / Widcombe

Family houses, Victorian semis, canal-side. From £320k.

BA2 5

Combe Down

Stone village houses, NT land nearby. From £340k.

BA2 6

Bear Flat south / Odd Down

Larger family homes, quieter streets. From £310k.

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Buying in BA2 — frequently asked

What is the average house price in BA2?
The average sold price in BA2 is £385,000 (Land Registry, May 2026). BA2 covers a wider area than BA1 and prices vary substantially between sub-districts. Oldfield Park (BA2 3) averages around £310,000 — the most affordable entry point in the city. Widcombe (BA2 4/5) sits around £395,000. Bear Flat (BA2 4) and Combe Down (BA2 5) average £375,000–£420,000. The Weston area (BA1 4, straddling the boundary) is often grouped with BA2 buyers.
Which parts of BA2 offer the best value for buyers?
Oldfield Park (BA2 3) is Bath's strongest value proposition for first-time buyers and investors alike. Three-bedroom Victorian terraced houses regularly sell in the £280,000–£360,000 range — approximately 25% below equivalent size properties in BA1. The area has good transport links (Bath Spa station is 12 minutes on foot), a developing independent food and drink scene, and consistently strong rental demand. Bear Flat (BA2 4/6) offers larger Victorian semis and detached houses for families who need more space.
Is BA2 good for investment?
BA2 delivers the highest gross rental yields in Bath. Oldfield Park averages 4.5–4.8% — meaningfully above the BA1 average of 4.2%. The combination of lower entry prices, shorter void periods, and strong professional and student demand from Bath Spa University (whose Newton Park campus is in BA2 9) makes Oldfield Park in particular a consistent outperformer for buy-to-let investors. Bear Flat and Combe Down yield less on a percentage basis but attract a more stable, longer-tenancy tenant profile.
How do BA2 prices compare to BA1?
BA2 averages approximately £80,000 less than BA1 on a like-for-like basis. A two-bedroom Victorian terrace in Oldfield Park (BA2 3) that would sell for £340,000 would typically command £420,000 in Larkhall (BA1 5) — for similar internal space and period character. The main factors that justify the BA1 premium are proximity to the Roman Baths and city centre, the prestige of the Georgian grid, and better public transport frequency on some routes.
Are there new-build properties for sale in BA2?
New-build activity in BA2 is more limited than in some outer city areas but does occur. Widcombe and the Dolemeads area (BA2 4) have seen some smaller new-build and conversion schemes. The majority of the BA2 for-sale market is Victorian and Edwardian stock — terraced and semi-detached houses built between 1880 and 1939, typically with 2–4 bedrooms, private rear gardens, and enough space for modern living. Period character is more consistent in BA2 than buyers sometimes expect.

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