About £285,000 for a typical house. That is a Somerset village price for a house built in the modern era, with a garage and a garden and none of the running costs that come with a listed cottage. Detached homes cost noticeably more. Terraces and semis land in much the same place as each other. There is nothing here priced like a bargain and nothing priced at a premium.
The Land Registry's last twelve months, running to May 2026, put the median sale at £285,000 across 34 completions, which is enough movement to trust rather than a couple of outliers doing the talking. Detached houses ran to a median of £377,500 across 14 sales. Terraced houses came in at £260,000 across 11, and semi-detached at £258,000 across nine. That last pair is the useful detail for anyone doing sums on a first purchase: in this village a terrace and a semi cost effectively the same money, so the choice between them is about the layout and the garden rather than the budget. The step up to detached is the real financial decision, and it is a substantial one.
On direction, the published house price index for the area recorded a rise of about 3% over twelve months as of May 2026, with the average price sitting near £281,000 and a monthly movement under 1%. Flats went the other way by roughly 1% over the same twelve months, which on that scale is closer to noise than to a story. Over five years the index change is around 15%. None of that is a forecast, and none of it tells you what a particular house on a particular close will fetch.
Council tax sits comfortably in the middle. Band C is the most common, with about 18% of dwellings in bands A or B, so the cheapest end of the scale is a minority position here. A band D bill runs to roughly £2,560 a year, which is the figure worth holding against whatever you currently pay.
Renting is where the local picture goes fuzzy, because the published figure covers the whole of Somerset rather than this village. Typical private rent across the Somerset area is about £990 a month, and that is a mean from the national price index rather than an average of what is advertised on a given Tuesday. By size, the Somerset averages run to around £670 a month for a one-bedroom, £890 for two, £1,100 for three and £1,580 for four or more. Read them as the shape of the county market, not as the asking price on the next house to come up here.
On affordability, modelled gross household income for the area in the financial year to March 2023 came to around £59,800 before tax. Set that against a typical £285,000 house and the arithmetic is manageable rather than punishing, which is not something that can be said of much of the West Country coast. A household on roughly that income is buying in this village without either a windfall or a decade of saving, and that is the single most attractive thing about the place financially.
Measured by floor area, the sales we can match to an energy certificate come out at a median of about £3,040 per square metre, covering roughly 94% of sales in the period. The typical matched home ran to about 94 square metres, which is a solid three-bedroom house rather than anything grand.
The bedroom mix explains why the market looks so orderly. At the 2021 census, around 50% of households had three bedrooms and about 29% had four or more. Two-bedroom homes accounted for roughly 19%, and one-bedroom homes for about 2%. This is a village built almost entirely for families, and anyone hunting a small flat is hunting a unicorn.
For what it buys, Cotford St Luke is one of the better-value propositions in this part of Somerset, and value is where the place is strongest. Modern houses, warm ones, at a price a local household can actually reach.