St James Passage, Bath, BA1 1QS

In 1499, Bishop Oliver King dreamt of angels climbing ladders up to heaven, so he had them carved up the west front of Bath Abbey. More than five hundred years later, the angels are still climbing, and from the rooftop terrace at 1 St James' Passage you can watch them with a cup of tea in your hand. Few homes in Bath can say that, and almost none of them are new.

The house

A new build, finished to a high specification by a respected local Bath developer and tucked into a passage in the oldest part of the city. Everything that should be modern is: smart underfloor heating throughout, run by a Heatmiser Neo system, and a kitchen fitted with integrated Siemens appliances. Everything that should be old is just outside the front door.

It is spread over four floors and around 2,268 sq ft. On the ground floor is a bright, open plan kitchen and living space, the sort of room where whoever is cooking stays part of the conversation. There are three bedrooms, two of them with en suites, plus a third bathroom. Off the principal bedroom is a further room that works as a study or a dressing room, depending on whether you work from home or own more coats than is strictly reasonable.

The roof terrace

At the very top, the city skyline and the Abbey laid out in front of you. It is the reason most people will book a viewing, and the reason they will remember this one.

For investors

This is the one that works as a holiday let. It is already run as one by Rococo of Bath, and their 2026 report shows about £88,852 gross for the calendar year, at 52.2% occupancy and an average of £485 a night. That is a gross yield of around 11.1% at the asking price, before management, cleaning and running costs. The seller and Rococo have agreed that a buyer can take over the management contract and the forward bookings, with income paid from completion, so it can keep earning from day one. Let it long term instead, and we estimate £3,250 to £3,500 a month, a gross yield of around 4.9% to 5.3%. All of these figures are estimates, and the full figures are available on request.

The practicalities

Leasehold, with about 244 years left on the lease and a ground rent of £0. The service charge is £3,021.74 a year, of which £1,697.07 is buildings insurance. Gas fired underfloor heating, and an EPC rating of B. There is no allocated parking and no residents' permit with the house, but there are spaces and garages to rent nearby, and frankly you will not need a car to get to anything. No onward chain.

The area

About as central as Bath gets. The Roman Baths, the Abbey and Thermae Bath Spa are a few minutes' walk away, and Bath Spa station, with direct trains to London and Bristol, is about 0.2 miles from the door. Restaurants, shops and the theatre are all on foot, and when you have had enough of the crowds, you go home and climb the stairs to the roof.

We offer reservation agreements on every purchase, which give both buyer and seller more security once a sale is agreed. Ask us for details.

Flower Property gives notice that these particulars are set out as a general outline only and do not constitute any part of an offer or contract. All measurements, distances and areas referred to are approximate, and any figures quoted are for general guidance only and must not be relied upon as statements of fact. This information has been provided by the vendor and has not been independently verified by Flower Property; intending purchasers should not rely on it as a statement or representation of fact but must satisfy themselves, by inspection or otherwise, as to its accuracy. No appliance, fixture, fitting or service has been tested by Flower Property, and no warranty is given as to its condition or working order. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise, nor that any necessary planning, building regulations or other consents have been obtained. A buyer must satisfy themselves by inspection or otherwise as to these matters. Prospective purchasers should satisfy themselves as to the tenure, lease terms, service charges, ground rent and any restrictions via their solicitor prior to exchange of contracts.