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Neighbourhood · Bath and North East Somerset

Combe Down: house prices and how the area is changing

Official figures for the Combe Down neighbourhood of Bath and North East Somerset, England (ONS area Bath and North East Somerset 018). Headline figures assembled 24 October 2026. Postcodes BA2. Figures that read a point use the neighbourhood's centre, near BA2 5DT.

An affluent neighbourhood, with signals pointing away from gentrification

Combe Down is an affluent neighbourhood. But area signals point away from gentrification against Bath and North East Somerset (4 of 20 signals falling, 2 rising). Houses here typically resell for £525,000 (median resale price, 2023-2025). Recorded crime is in line with Bath and North East Somerset (1.0 times the borough's rate), schools nearby are improving in line with the council's, and the nearest station, Bath Spa, is about a 24-minute walk from the neighbourhood's centre.

The neighbourhood in brief, from the figures on this page. Summary updated 24 October 2026; source dates are shown below.

Typical house price

£525,000

Median resale price of houses in the neighbourhood, 2023-2025; +12% against 2017-2019.

Source: HM Land Registry Price Paid Data

Affluence today

Affluent

How well off the neighbourhood is now, from household income, home prices and deprivation.

Source: ONS, HM Land Registry, MHCLG Indices of Deprivation

Signs of gentrification

Moving the other way

Weighted balance -0.15; 2 of 20 signals up, 4 down, against the borough.

Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)

Deprivation

Decile 8 of 10

English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 1 to 10.

Source: MHCLG English Indices of Deprivation 2025

Average household income

£67,200

ONS estimate for the neighbourhood (modelled, with a margin of error).

Source: Office for National Statistics

Recorded crime

1.0 times the borough's rate

Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.

Source: Police.uk

Schools getting better

In line with the council's

Nearby state schools' latest Ofsted inspections and results, against the council's schools.

Source: Ofsted, Department for Education

Where Combe Down sits in Bath and North East Somerset

  • Typical house price: 9th highest of 27 neighbourhoods in Bath and North East Somerset
  • Average household income: 6th highest of 27 neighbourhoods in Bath and North East Somerset

Ranked among the council's neighbourhoods by the figures on each one's own page, checked 24 October 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.

Prices over time in Combe Down

House prices: Combe Down against Bath and North East Somerset: This neighbourhood £67k (1995) to £573k (2026); Bath and North East Somerset £66k (1995) to £407k (2026).£130k£508k2026202120162011200620011995This neighbourhood£573kBath and North East Somerset£407k
Median resale price of houses each year here and across Bath and North East Somerset, 1995 to 2026 (HM Land Registry Price Paid Data: standard sales, new builds left out). Years with fewer than 10 sales here are left out. 2026 is the year so far (dashed).

Source: HM Land Registry Price Paid Data, held locally and checked 24 October 2026. Medians each year, not a valuation of any home.

How the area is changing, signal by signal

2 of 20 counted signals point towards rising affluence against Bath and North East Somerset, 4 the other way and 14 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.

Rising against the borough

  • New-build activity
  • Benefit claims (DWP)

Falling behind the borough

  • Resale prices
  • Recorded crime
  • Income deprivation ranking
  • Catching up with neighbouring areas

Stations and schools nearby

Nearest station

  • Bath Spa Railway station, about a 24-minute walk from the neighbourhood's centre (1.9 km in a straight line). About 11 trains an hour leave between 07:00 and 19:00 on a weekday: Great Western Railway to Bristol Temple Meads (about 15 min) and London Paddington (76 to 83 min).

Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.

Nearest state schools

  • Nearest state primary school Mulberry Park Educate Together Primary Academy 340 m from the neighbourhood's centre. Ofsted: Good (Nov 2022).
  • Nearest state secondary school Beechen Cliff School 1.4 km from the neighbourhood's centre. Ofsted: Good (Sep 2023).

Schools: Department for Education, Get Information about Schools (20 October 2026); inspections: Ofsted's management information as at 30 September 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.

Questions about Combe Down

What is the typical house price in Combe Down?

£525,000. Median resale price of houses in the neighbourhood, 2023-2025; +12% against 2017-2019.

How does Combe Down compare with the rest of Bath and North East Somerset?

Typical house price: 9th highest of 27 neighbourhoods in Bath and North East Somerset. Average household income: 6th highest of 27 neighbourhoods in Bath and North East Somerset.

Is Combe Down an affluent area?

Affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.

Is Combe Down gentrifying?

Moving the other way. Weighted balance -0.15; 2 of 20 signals up, 4 down, against the borough.

What is the nearest station to Combe Down?

Bath Spa. Railway station, about a 24-minute walk from the neighbourhood's centre (1.9 km in a straight line). About 11 trains an hour leave between 07:00 and 19:00 on a weekday: Great Western Railway to Bristol Temple Meads (about 15 min) and London Paddington (76 to 83 min).

Which state schools are nearest to Combe Down?

Nearest state primary school. Mulberry Park Educate Together Primary Academy. 340 m from the neighbourhood's centre. Ofsted: Good (Nov 2022). Nearest state secondary school. Beechen Cliff School. 1.4 km from the neighbourhood's centre. Ofsted: Good (Sep 2023).

Each answer repeats a figure shown above, with its source there.

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Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.