Compare 1 local agents, data from 2 active listings
We track every estate agent actively marketing properties in Emborough, and our live database shows exactly who's selling what in this Somerset hamlet. Our ranking system considers current listings, market share, and asking prices to help you find the agent who knows your local market best. selling a period cottage on Bath Road or a modern home near Old Down Park, finding the right representation directly impacts your final sale price and how quickly your property sells.
Emborough sits beautifully in the Somerset countryside near Radstock, offering residents a peaceful village atmosphere while maintaining straightforward access to Bath and Bristol via the A37. The local property market reflects this rural charm, with a mix of character homes, period cottages, and the specialised park home community at Old Down creating diverse opportunities for sellers. Our platform connects you with the agents who actively market in this BA3 postcode area, giving you the data you need to make an informed decision.
1
Active Estate Agents
£145,000
Average Asking Price
2
Properties For Sale
--- PASSAGE 1 --- The Emborough property market in the BA3 postcode area demonstrates the characteristics of a small rural hamlet, with property values showing considerable variation depending on property type, size, and character. Our data shows an average asking price of £650,000 across the current listings, though sold price data reveals a much broader picture. A detached property at Emborough Farm House on Bath Road sold in December 2022 for £650,000, demonstrating the premium that character and rural positioning can command in this area. The spread between entry-level properties and substantial period homes creates a market where accurate valuation requires local knowledge.
--- PASSAGE 2 --- Land Registry and sold price records indicate significant diversity in transaction values across the hamlet. The Court on Old Down sold for £650,000 in April 2022, representing the upper end of the market for substantial period residences. More modest transactions include a property that changed hands in May 2024 for £650,000, showing the accessible entry point for buyers seeking their first home in this picturesque area. Broadway Cottage on Broadway sold in October 2023 for £650,000, though it had previously changed hands in December 2021 for £650,000, demonstrating how value can fluctuate based on property condition and market timing.
The limited number of transactions in recent years underscores Emborough's position as a small, tight-knit community rather than a high-volume market. home.co.uk records show approximately 29 house price results for Emborough with sales within the last year, though this figure includes surrounding areas in the BA3 postcode. For sellers, this means working with an agent who understands the nuanced local market and can properly value properties based on comparable period homes, the specific appeal of rural Somerset living, and the unique characteristics that make properties in this area special. The key is finding an agent who has demonstrable experience with properties similar to yours, whether that's a thatched cottage, a Victorian terrace, or a modern family home.
Based on 1 live listings with an average asking price of £650,000.
Source: home.co.uk
See which agents are selling fastest and at the best prices in Emborough.
Compare Estate Agents FreeTransaction volumes in Emborough reflect the hamlet's small-scale nature, with property sales occurring periodically rather than at the rapid pace seen in urban centres. The mix of property types includes period cottages, modernisations, and the distinctive park home community at Old Down Park. This residential park home development represents the primary new-build activity in the immediate area, offering 30 specifically designed homes for residents aged 45 and over. The community atmosphere and rural setting appeal to downsizers and retirees looking to maintain independence while enjoying neighbourly surroundings.
--- PASSAGE 3 --- Old Down Park, located on Old Down in Emborough, represents a notable addition to the local housing stock. Marketed through local agents including Andrews Estate Agents in Midsomer Norton, this development offers 2-bedroom bungalow park homes with prices around the £650,000 mark. The development caters specifically to the retirement and downsizer market, filling a gap in housing options for those seeking single-level living in a rural yet accessible location. Beyond this development, traditional new-build activity appears limited, with the market primarily consisting of existing period properties and established homes. For sellers of traditional housing, this means less competition from new builds but also highlights the importance of presenting period character as a distinctive feature rather than a disadvantage.
--- PASSAGE 4 --- The types of properties currently available in Emborough demonstrate the diversity of the local housing stock. Our listings data shows a 3-bedroom semi-detached property at £650,000 representing family-sized accommodation, while other listings in the £650,000 bracket offer accessible entry points for first-time buyers. This spread indicates a market that caters to various buyer segments, from young couples entering the property market to families seeking larger accommodation and retirees looking to downsize. Understanding where your property fits within this spectrum helps position it correctly when discussing marketing strategies with potential agents.
Emborough is a small hamlet situated in the Somerset district of Bath and North East Somerset, located near the town of Radstock. The village sits within the BA3 postcode area, characterised by rolling countryside and a rural atmosphere that appeals to those seeking tranquility away from larger urban centres. The population reflects a rural community, though specific census figures for the hamlet itself are incorporated into larger parish data. The area attracts families, retirees, and professionals who work in nearby Bath or Bristol but prefer the countryside setting, creating a diverse community with shared appreciation for the rural lifestyle.
The local geology and construction in the area reflects traditional Somerset building practices, with properties frequently featuring local stone and brick. Hive Cottage in Emborough exemplifies this, described as an attractive period residence featuring stone flooring that speaks to the traditional building methods used in the area. Period properties often include character features, with some homes having thatched roofs that add significantly to the rural character and appeal. The presence of properties described as stunning thatched cottages with period features indicates a housing stock with considerable character, though this also means potential buyers should consider the importance of thorough surveys given the age of many properties in the area.
Transport links serve the area primarily via the A37, which runs through nearby Emborough and provides direct routes to Bath to the north and Bristol to the west. The journey to Bath takes approximately 30 minutes under normal traffic conditions, making the commute feasible for those working in the city while living in a more peaceful rural setting. Local amenities are available in the neighbouring village of Chilcompton, while the larger town of Midsomer Norton offers additional services including supermarkets, healthcare facilities, and leisure options. The proximity to these larger settlements makes Emborough attractive for commuters while maintaining its rural identity. Schools in the surrounding area serve families, and the community feel of the hamlet itself provides a neighbourly atmosphere that many buyers find appealing, particularly those relocating from urban areas seeking a quieter lifestyle.
--- PASSAGE 5 --- Given the limited number of estate agents actively marketing properties directly within Emborough itself, working with agents based in the surrounding area is often necessary. Cooper and Tanner, based in Midsomer Norton, represents the primary agent currently active in the Emborough market with a 50% market share and an average asking price of £650,000 across their listings. Their presence in nearby Midsomer Norton positions them well to serve the rural hamlet and understand the specific characteristics of properties in this area. The agent maintains active listings in the BA3 postcode area and demonstrates familiarity with the local property types.
When selecting an estate agent for your Emborough property, consider whether you prefer a high-street agent with local physical presence or an online agent who may offer cost savings. High-street agents like Cooper and Tanner offer the advantage of physical office locations where you can meet staff face-to-face, local knowledge built through years of serving the community, and established relationships with other local professionals including solicitors and mortgage advisors. Online agents may offer lower fees but typically provide less personal service and may lack the in-depth local market knowledge that proves valuable in a niche market like Emborough.
The nature of the Emborough market, with its mix of period properties and specialised homes including thatched cottages and park homes, often benefits from agents with specific local knowledge and experience in marketing character homes. Cooper and Tannera's focus on the Midsomer Norton and Radstock area means they understand the nuances of the local market and can appropriately value properties ranging from modest cottages to substantial period residences. When interviewing potential agents, ask specifically about their experience with properties similar to yours, their knowledge of comparable sales in the area, and their strategy for marketing homes with character features.
Estate agent fees in England typically range from 1% to 3% plus VAT, which translates to 1.2% to 3.6% including VAT, with the national average sitting around 1.5% plus VAT. In a smaller market like Emborough, negotiating fees can be worthwhile, particularly if your property has specific features that require specialist marketing or if you're offering a listing that could help an agent build their portfolio in the area. Always request a free valuation from multiple agents before instructing one, as this gives you comparative market opinions and allows you to assess which agent understands your property type best. The free valuation process also gives you opportunity to gauge their knowledge of the local area and specific comparable properties, including recent sales like those on Bath Road and Old Down.
Look for agents with experience in the Emborough and Radstock area, particularly those familiar with period properties and character homes. Check their current listings on home.co.uk and homedata.co.uk, and note their sold prices to gauge their effectiveness in achieving realistic valuations. Also look at how long properties have been on the market with each agent, as this indicates their ability to price correctly and generate buyer interest.
Get at least three independent valuations from different agents. This helps you understand the realistic market value of your property and identifies which agent provides the most accurate assessment. During the valuation, ask specific questions about your property type and the local market to test their knowledge. Pay attention to how they present their valuation methodology and what evidence they provide to support their asking price recommendation.
Discuss how each agent plans to market your property, including which portals they use, whether they offer virtual tours or professional photography, and how they plan to reach potential buyers beyond standard listings. In a rural area like Emborough, online exposure through major portals combined with local knowledge is essential. Ask about their database of registered buyers and whether they conduct proactive marketing to match your property with suitable purchasers before it hits the open market.
Do not accept the first fee offered. Estate agent fees are negotiable, and in a smaller market like Emborough, agents may be more flexible to secure your business. Consider the terms of the agreement, including sole agency versus multi-agency options. Sole agency agreements typically run for 8-16 weeks and offer lower fees, while multi-agency agreements allow multiple agents to market your property but at higher rates. Discuss what happens if you need to terminate the agreement early before signing.
Ensure you understand all terms, including the contract length, the specific services included in their fee, and what happens if you want to leave early. Some contracts include tie-in periods that make it difficult to switch agents if you're unhappy with their service. Clarify what happens if your property is withdrawn or if you find a buyer independently. Understanding these details prevents misunderstandings later in the selling process.
Maintain regular communication with your agent throughout the selling process. In a smaller market like Emborough, staying informed about viewings, feedback from prospective buyers, and current market conditions helps you adjust your strategy if needed. Attend scheduled review meetings and ask for written updates. If viewings are infrequent, discuss whether a price review or marketing adjustment might generate more interest. Active engagement with your agent helps ensure your property receives the attention it deserves.
In a smaller market like Emborough, do not limit yourself to agents physically based in the hamlet. Agents from Midsomer Norton, Radstock, and the wider Bath area often cover this postcode and may have better networks of buyers looking for rural properties. Cooper and Tanner in Midsomer Norton currently lead the market, but comparing at least three agents before making your decision ensures you find the best fit for your specific property type and selling goals.
Given the age and character of many properties in Emborough, including period cottages, thatched homes, and properties with traditional features, obtaining a survey is highly recommended for buyers. A RICS Level 2 Survey is suitable for most properties in reasonable condition, providing an objective assessment of the property's current state and identifying any issues that might affect value or require attention. For older homes or those with significant character features, a more comprehensive RICS Level 3 Building Survey offers deeper analysis of structural elements, construction methods, and potential defects.
Common issues found in older properties across Somerset include structural concerns related to traditional construction methods, roofing condition especially on period properties with older roof coverings, potential damp issues arising from solid wall construction, and outdated electrical systems that may not meet current regulations. Properties with thatched roofs, while beautiful and characteristic of the area, require specialist inspection to assess the condition of the thatch, underlying structure, and any previous repairs. The stone flooring and traditional features that add character to properties like Hive Cottage also require inspection to ensure they remain in good condition.
Emborough's geological setting in the Somerset countryside means buyers should also consider ground conditions when purchasing. While specific shrink-swell clay data for Emborough is not readily available, properties in the wider Somerset area can be affected by clay-related ground movement, particularly during periods of drought or excessive rainfall. A thorough survey can identify any signs of subsidence, movement, or ground instability that might not be visible during a casual viewing. For listed buildings or properties within or near potential conservation areas, specialist surveys beyond standard RICS reports may be necessary to fully understand any restrictions or requirements affecting the property.
The park homes at Old Down Park, while newer and designed for a specific age group, also benefit from professional surveys. Buyers should understand the leasehold nature of park home ownership, the responsibilities of the site management company, and any ground rent or pitch fee obligations. A survey can identify any issues with the unit itself, including construction quality, insulation, and any signs of wear despite the relatively young age of the development. Understanding these factors before completing the purchase helps buyers make an informed decision and budget for any necessary work or ongoing costs.
1 properties currently listed across Emborough. Here are the most recently added.
£650,000
Farm House, 5 bed
Old Emborough Main, BA3 4SG
£650,000
Farm House, 5 bed
Old Emborough Main, BA3 4SG
Cooper & Tanner
-11d ago
Get free, no-obligation valuations from the top-performing local agents. Compare fees, services, and track records before you decide.
Compare Agents Free--- PASSAGE 6 --- Cooper and Tanner, based in Midsomer Norton, currently represents the primary estate agent actively marketing properties in the Emborough area with a 50% market share and an average asking price of £650,000. Their local presence and experience with the Midsomer Norton and Radstock market make them well-positioned to sell properties in this rural hamlet. However, for sellers it is also worth considering agents from nearby towns like Radstock and Bath who cover the BA3 postcode area, as they may have different buyer networks and marketing approaches that could benefit your specific property type.
Estate agent fees in England typically range from 1% to 3% plus VAT, which equates to 1.2% to 3.6% including VAT, with the national average around 1.5% plus VAT. In a smaller rural market like Emborough, fees may be negotiable, particularly for unique properties or when an agent is keen to build their local portfolio. Cooper and Tanner, as the current market leader in the area, may have more flexibility to negotiate on fee percentages given their interest in expanding their presence. Always request a detailed fee breakdown and compare quotes from multiple agents before instructing one.
--- PASSAGE 7 --- Specific 12-month price change data for Emborough is not readily available due to the small number of transactions in this hamlet, which is typical for small rural communities. However, sold prices in the BA3 area show significant variation, from around £650,000 for standard properties to over £650,000 for substantial period homes like The Court on Old Down which sold for £650,000 in 2022. The diversity in property types and the rural character of the area mean price trends can vary considerably depending on the specific property segment. Emborough Farm House on Bath Road sold for £650,000 in December 2022, demonstrating the premium that character and rural positioning can command.
Emborough is a peaceful Somerset hamlet offering a rural lifestyle with convenient access to larger towns and cities. The community is small and neighbourly, with access to local amenities in nearby Chilcompton and the larger town of Midsomer Norton just a short drive away. The A37 provides straightforward connections to Bath, approximately 12 miles away, and Bristol, approximately 15 miles away, making the area popular with commuters working in either city. The area is characterised by period properties, countryside views, and a tranquil atmosphere that appeals to families and retirees seeking escape from urban life while maintaining access to urban employment and amenities.
--- PASSAGE 8 --- The Emborough property market offers a diverse mix including period cottages, thatched properties, modern family homes, and the park home community at Old Down Park. Properties range from modest cottages at £650,000 to substantial period residences selling for £650,000 or more. Hive Cottage exemplifies the character properties available, described as an attractive period residence with stone flooring. The area attracts buyers seeking character homes in a rural setting, with options spanning various price points and property types including 3-bedroom family homes currently listed around £650,000 and retirement bungalows at Old Down Park around the £650,000 mark.
--- PASSAGE 9 --- Old Down Park represents the primary new-build development in Emborough, consisting of 30 residential park homes designed for residents aged 45 and over. This development offers 2-bedroom bungalows priced around £650,000, marketed through local agents including Andrews Estate Agents in Midsomer Norton. Beyond this park home community, traditional new-build housing developments are limited in the immediate area, with the market primarily consisting of existing period and established properties. This means buyers seeking new-build homes may need to look to nearby towns like Midsomer Norton or Radstock for additional options.
Given the age and character of many properties in Emborough, including period cottages with traditional features and thatched homes, obtaining a survey is highly recommended. A RICS Level 2 Survey is suitable for most properties in reasonable condition, while older homes or those with significant character may benefit from a more comprehensive RICS Level 3 Building Survey. These surveys can identify issues common in older properties, including structural concerns, damp, roofing condition particularly for thatched properties, and potential subsidence related to ground conditions. For buyers, the cost of a survey is small relative to the property purchase price and can reveal issues that might significantly affect value or require expensive repairs.
Emborough is well-served by the A37, which runs through the hamlet and provides direct routes to Bath and Bristol. The journey to Bath takes approximately 30 minutes under normal traffic conditions, while Bristol is accessible via the A37 and A4 corridor. This makes the area popular with commuters working in either city. Local bus services connect to nearby towns including Midsomer Norton and Radstock, providing options for those who prefer public transport. The nearest railway stations are in Bath and Bristol, offering mainline services to London and other major cities, with Bath Spa providing regular connections to London Paddington and Bristol Temple Meads offering services across the country.
From £400
Comprehensive survey for modern and older properties. Identifies defects, condition issues, and maintenance needs.
From £600
Detailed building survey for older or complex properties. Comprehensive structural analysis and defect assessment.
From £60
Energy Performance Certificate required by law when selling. Available from certified assessors.
From £300
Official valuation for Help to Buy equity loan applications and staircase calculations.
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Compare 1 local agents, data from 2 active listings
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