# 45 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA

## Property details

- Slug: `4d0dcb6` (address key hash: `4d0dcb68c9c4282cc499c18a5a39a44ea1174339`)
- Postcode: BS7 0HA
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 87 m²
- EPC rating: C
- Year built: England and Wales: 1900-1929
- Last sold: £473,000 Apr 2026
- Price per m²: £5,437/m²
- Local average: £499,109 (80 sales)
- Street crime: 501 incidents within 1 mile (May 2026)

## Latest sale

- Price: £473,000
- Date: 2026-04-01
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 17/08/2035
- **Current heating cost:** £798/year
- **Est. upgrade cost to C:** £19,300

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5435-2828-8500-0048-3296)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-01 | £473,000 | Terraced | +18.3% | £473,000 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-bfcf-b8d0-e063-4704a8c08d98) |
| Sold | 2021-01-22 | £400,000 | Terraced | +52.7% | £474,419 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/c18f412a-8274-81a6-e053-6b04a8c0ad18) |
| Sold | 2020-01-21 | £262,000 | Terraced | — | £340,433 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/9ff0d969-77d7-11ed-e053-6c04a8c06383) |

*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 |
|---------|-------|------|------|
| 45 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA | £473,000 | 01/04/2026 | Terraced |
| 45 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA | £400,000 | 22/01/2021 | Terraced |
| 45 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA | £262,000 | 21/01/2020 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [166562450](http://87.117.209.195:8080/listings/8e6fc2d)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £473,000 |
| listed | 2025-09-04 | £475,000 |
| sold | 2021-01-01 | £400,000 |
| sold | 2020-01-01 | £262,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 56 DOUGLAS ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0JD | £472,000 | 19/12/2025 | Terraced |
| 18 HAZEL GROVE, BRISTOL, CITY OF BRISTOL, BS7 0NG | £355,000 | 16/12/2025 | Terraced |
| 75 BARTHOLOMEWS SQUARE, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0QB | £340,000 | 12/12/2025 | Terraced |
| 32 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HB | £400,000 | 19/11/2025 | Terraced |
| 41 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA | £475,000 | 22/10/2025 | Terraced |
| 1 TORONTO ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JR | £235,000 | 03/10/2025 | Terraced |
| 120 KEYS AVENUE, BRISTOL, CITY OF BRISTOL, BS7 0HL | £380,000 | 23/05/2025 | Terraced |
| 101 KEYS AVENUE, BRISTOL, CITY OF BRISTOL, BS7 0HG | £395,000 | 22/08/2023 | Terraced |
| 5 DOONE ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JQ | £385,000 | 27/07/2023 | Terraced |
| 85 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HD | £431,000 | 21/07/2023 | Terraced |
| 79 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HD | £415,000 | 09/06/2023 | Terraced |
| 20 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HB | £362,000 | 19/05/2023 | Terraced |
| 133 BARTHOLOMEWS SQUARE, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0QB | £360,000 | 24/02/2023 | Terraced |
| 5 JOCELYN ROAD, BRISTOL, CITY OF BRISTOL, BS7 0HW | £355,000 | 19/12/2022 | Terraced |
| 10 BEVERLEY ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JJ | £445,000 | 11/11/2022 | Terraced |
| 26A JOCELYN ROAD, BRISTOL, CITY OF BRISTOL, BS7 0HW | £410,000 | 28/10/2022 | Terraced |
| 15 RAMSEY ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JF | £460,500 | 18/10/2022 | Terraced |
| 7 DOONE ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JQ | £450,000 | 14/10/2022 | Terraced |
| 36 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HB | £380,000 | 11/10/2022 | Terraced |
| 11 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA | £460,000 | 16/09/2022 | Terraced |

**Area average:** £398,275 (20 sales)

## Capital growth trend

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

- **5y growth:** 6.6%
- **10y growth:** 32.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.5%
- **5y growth (index):** 17.8%
- **10y growth (index):** 50.4%

## Rental Range

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

- **Low:** £1,695/mo
- **Realistic:** £1,883/mo
- **Optimistic:** £2,071/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Keys Avenue, BS7 | £1,700/mo | 2 | 0.22 miles | OpenRent |
| 1 Bed Flat, Horfield, BS7 | £1,250/mo | 1 | 0.23 miles | OpenRent |
| 5 Bed Semi-Detached House, Filton Road, BS7 | £2,900/mo | 5 | 0.23 miles | OpenRent |
| 4 Bed Terraced House, Filton Avenue, BS7 | £2,300/mo | 4 | 0.25 miles | OpenRent |
| 4 Bed Terraced House, Filton Avenue, BS7 | £2,290/mo | 4 | 0.27 miles | OpenRent |

**Average rent: £2,088/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.48% (weak for cashflow)
- **Max investor price (0.8%):** £286,250
- **Target investor price (1%):** £229,000

*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 £2,290/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.2×
- **Monthly cashflow:** £173/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.5%

*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:** Job (default Low)

[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 | 194 |
| Anti-social behaviour | 63 |
| Criminal damage and arson | 46 |
| Vehicle crime | 41 |
| Public order | 36 |
| Other theft | 34 |
| Burglary | 27 |
| Shoplifting | 27 |
| Drugs | 10 |
| Other crime | 7 |
| Possession of weapons | 7 |
| Robbery | 6 |
| Bicycle theft | 3 |
| **Total incidents** | **501** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Orchard School Bristol | Secondary | 0.2 miles | Good — 17 Nov 2015 |
| Upper Horfield Primary School | Primary | 0.3 miles | Requires improvement — 14 Sep 2023 |
| Filton Avenue Primary School | Primary | 0.4 miles | Good — 11 May 2022 |
| Filton Avenue Nursery School | Nursery | 0.4 miles | Outstanding — 19 Feb 2016 |
| St Teresa's Catholic Primary School | Primary | 0.5 miles | Good — 7 Jul 2024 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #14343945
- **Address:** 45 Boston Road, BRISTOL, BS7 0HA
- **Certificate Issued:** 08/12/2020
- **Work Completed:** 27/11/2020
- **Items:** 2 window(s), 2 door(s)

### FENSA Certificate #2984179
- **Address:** 45 Boston Road, BRISTOL, BS7 0HA
- **Certificate Issued:** 23/08/2005
- **Work Completed:** 09/06/2005
- **Items:** 7 window(s)