# 11 HILLSIDE STREET, BRISTOL, CITY OF BRISTOL, BS4 3AU

## Property details

- Slug: `03ac95d` (address key hash: `03ac95d86dc9dacabc041bc0c5a5139291e35c1a`)
- Postcode: BS4 3AU
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Floor area: 75 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £342,500 Jan 2026
- Price per m²: £4,567/m²
- Local average: £376,489 (65 sales)
- Street crime: 551 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £342,500
- Date: 2026-01-26
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 19/03/2028
- **Current heating cost:** £658/year
- **Est. upgrade cost to C:** £24,520

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- E (£20)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2608-4097-7277-3268-0940)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-26 | £342,500 | Terraced | +22.3% | £339,457 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-8bac-591c-e063-4704a8c00c31) |
| Sold | 2018-10-18 | £280,000 | Terraced | +75% | £362,268 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/79a74e21-1a58-1289-e053-6b04a8c01627) |
| Sold | 2018-02-20 | £160,000 | Terraced | — | £211,926 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/666758d6-77c1-3363-e053-6b04a8c0d74e) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 HILLSIDE STREET, BRISTOL, CITY OF BRISTOL, BS4 3AU | £342,500 | 26/01/2026 | Terraced |
| 11 HILLSIDE STREET, BRISTOL, CITY OF BRISTOL, BS4 3AU | £280,000 | 18/10/2018 | Terraced |
| 11 HILLSIDE STREET, BRISTOL, CITY OF BRISTOL, BS4 3AU | £160,000 | 20/02/2018 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 48 ANGERS ROAD, TOTTERDOWN, BRISTOL, CITY OF BRISTOL, BS4 3AF | £162,500 | 16/12/2025 | Terraced |
| 14 BATHWELL ROAD, BRISTOL, CITY OF BRISTOL, BS4 3AN | £450,000 | 12/12/2025 | Terraced |
| 38 ANGERS ROAD, TOTTERDOWN, BRISTOL, CITY OF BRISTOL, BS4 3AF | £158,000 | 27/11/2025 | Terraced |
| 27 UPPER STREET, BRISTOL, CITY OF BRISTOL, BS4 3BU | £427,500 | 24/11/2025 | Terraced |
| 102 NEW WALLS, TOTTERDOWN, BRISTOL, CITY OF BRISTOL, BS4 3TB | £230,000 | 13/12/2023 | Terraced |
| 66 PARK STREET, TOTTERDOWN, BRISTOL, CITY OF BRISTOL, BS4 3BJ | £390,000 | 05/12/2023 | Terraced |
| 17 UPPER STREET, BRISTOL, CITY OF BRISTOL, BS4 3BU | £465,000 | 16/11/2023 | Terraced |
| 22 ARNOS STREET, BRISTOL, CITY OF BRISTOL, BS4 3BS | £435,000 | 12/10/2023 | Terraced |
| 22 BALMAIN STREET, BRISTOL, CITY OF BRISTOL, BS4 3BX | £448,000 | 15/09/2023 | Terraced |
| 15 HILLSIDE STREET, BRISTOL, CITY OF BRISTOL, BS4 3AU | £315,000 | 14/08/2023 | Terraced |
| 11 UPPER STREET, BRISTOL, CITY OF BRISTOL, BS4 3BU | £480,000 | 28/04/2023 | Terraced |
| 12 GOOLDEN STREET, BRISTOL, CITY OF BRISTOL, BS4 3BB | £448,500 | 04/04/2023 | Terraced |
| 53 BALMAIN STREET, BRISTOL, CITY OF BRISTOL, BS4 3BX | £410,000 | 17/03/2023 | Terraced |
| 50 PARK STREET, TOTTERDOWN, BRISTOL, CITY OF BRISTOL, BS4 3BJ | £385,000 | 15/03/2023 | Terraced |
| 58 STANLEY HILL, BRISTOL, CITY OF BRISTOL, BS4 3BA | £240,000 | 08/12/2022 | Terraced |
| 24 COUNTY STREET, BRISTOL, CITY OF BRISTOL, BS4 3AG | £147,500 | 21/11/2022 | Terraced |
| 47 BALMAIN STREET, BRISTOL, CITY OF BRISTOL, BS4 3BX | £425,000 | 30/09/2022 | Terraced |
| 5 SUMMER HILL, BRISTOL, CITY OF BRISTOL, BS4 3BE | £345,500 | 23/09/2022 | Terraced |
| 13 FREDERICK STREET, BRISTOL, CITY OF BRISTOL, BS4 3AZ | £360,000 | 02/09/2022 | Terraced |
| 47 COUNTY STREET, BRISTOL, CITY OF BRISTOL, BS4 3AG | £157,500 | 22/08/2022 | Terraced |

**Area average:** £344,000 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 20%
- **10y growth:** 41.6%

## House Price Index (HM Land Registry)

*Official index for City of Bristol; Terraced series; as of March 2026.*

- **1y growth (index):** -1.5%
- **5y growth (index):** 16.5%
- **10y growth (index):** 49.6%

## Rental Range

*ONS Price Index of Private Rents (Bristol, City of). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,697/mo
- **Realistic:** £1,885/mo
- **Optimistic:** £2,074/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Bristol (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Maisonette, Harrowdene Rd, BS4 | £1,275/mo | 2 | 0.46 miles | OpenRent |

**Average rent: £1,275/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £159,375
- **Target investor price (1%):** £127,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,275/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22.4×
- **Monthly cashflow:** £-226/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.7%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 198 |
| Anti-social behaviour | 88 |
| Criminal damage and arson | 51 |
| Other theft | 41 |
| Public order | 35 |
| Shoplifting | 33 |
| Vehicle crime | 30 |
| Burglary | 29 |
| Robbery | 14 |
| Drugs | 12 |
| Other crime | 8 |
| Bicycle theft | 7 |
| Possession of weapons | 3 |
| Theft from the person | 2 |
| **Total incidents** | **551** |

*Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Hillcrest Primary School | Primary | 0.2 miles | Good — 21 Jul 2016 |
| Cleve House School | Other | 0.4 miles | — (No rating) |
| St Philips Marsh Nursery School and Barton Hill Childrens Centre/Cashmore Early Years Centre | Nursery | 0.4 miles | Good — 17 Oct 2013 |
| Oasis Academy Temple Quarter | Secondary | 0.5 miles | — (No rating) |
| LPW Independent School | Other | 0.6 miles | Good — 26 Sep 2022 |