Terraced 3 sales on record

45 BOSTON ROAD

HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA

£473,000

Location

Map view View on Google Maps View on OpenStreetMap Street View BS7 0HA

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Filton Road	0.1 miles
Shop	Pete Robson	0.4 miles
Train station	Filton Abbey Wood	0.9 miles
University	School of Architecture and Environment	1.4 miles
Hospital	Saint Peter's Hospice	1.5 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

87 m²

EPC rating

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)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 18/08/2025

Expiry date: 17/08/2035

Current heating cost: £798/year

Potential heating cost: £580/year

Est. upgrade cost to C: £19,300

Recommendations

Flat roof or sloping ceiling insulation (£900 - £1,200)
50 mm internal or external wall insulation (£7,500 - £11,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	01/04/2026	£473,000	Terraced	+18.3%	£473,000 to April 2026	View transaction
Sold	22/01/2021	£400,000	Terraced	+52.7%	£474,419 to April 2026	View transaction
Sold	21/01/2020	£262,000	Terraced	—	£340,433 to April 2026	View transaction

Historic listings

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

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

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

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)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth 7%

10y growth 29.5%

House Price Index (HM Land Registry — official index, not sold-price averages): City of Bristol. Series: Terraced. As of April 2026.

1y (index) 1.5%

5y (index) 17.8%

10y (index) 50.4%

Rental Range

Estimated market rent for Bristol, City of. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,695/mo

Realistic £1,883/mo

Optimistic £2,071/mo

Based on Local Authority from postcode lookup → Bristol, City of.

LHA (30th percentile) 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
6 Bed Terraced House, Toronto Road, BS7	£4,345/mo	6	0.07 miles	OpenRent
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: £2,464/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.49%

Max investor price (0.8%) £286,875

Target investor price (1%) £229,500

Gross yield 5.8%

Cost-to-rent ratio 17.2×

Monthly cashflow £178/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 1.6%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Job (default Low)

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. Data from Get Information about Schools and Ofsted.

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

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
08/12/2020	27/11/2020	2	2
23/08/2005	09/06/2005	7	—

# 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:** 7%
- **10y growth:** 29.5%

## 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 |
|------|------|------|------|------|
| 6 Bed Terraced House, Toronto Road, BS7 | £4,345/mo | 6 | 0.07 miles | OpenRent |
| 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: £2,464/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.49% (weak for cashflow)
- **Max investor price (0.8%):** £286,875
- **Target investor price (1%):** £229,500

*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 £2,295/mo).*

- **Gross yield:** 5.8%
- **Cost-to-rent:** 17.2×
- **Monthly cashflow:** £178/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.6%

*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)