Sold STC End of terrace

11 BLACKHORSE PLACE

BRISTOL, MANGOTSFIELD, SOUTH GLOUCESTERSHIRE BS16 9AU

3 beds 2 baths 1,066 sq ft Listed 29 Mar 2025 (-441d)

£375,000

Fixed Price

Reduced on 22 Apr 2025

Save

# 3 bedroom end of terrace house for sale (BS16 9AU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 BLACKHORSE PLACE, BRISTOL, MANGOTSFIELD, SOUTH GLOUCESTERSHIRE BS16 9AU |
| Price | £375,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | B |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 99 m² |
| Last sold | £375,000 Oct 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 12/11/2034
- **Current heating cost:** £852/year
- **Est. upgrade cost to C:** £10,500

### Recommendations
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9390-2387-6490-2894-6301)

## Description

OFFERED FOR SALE WITH NO CHAIN. Situated in a small cul-de-sac, just off Blackhorse Road is this extended corner plot family home, ideal for a growing family. Close to local amenities of Mangotsfield Village, the accommodation comprises, hallway, lounge, kitchen, breakfast room, dining room with the flexibility of being purposed as a 4th bedroom, shower room, utility room and conservatory. Upstairs are three bedrooms and bathroom. outside are ample gardens to the front and rear and garage accessed from the rear. With upvc double glazing and gas central heating, viewing is highly recommended. Council Tax Band B, Energy Rating C.

**Hallway** -

**Lounge** -

**Kitchen Breakfast Room** -

**Dining Room/Bedroom Four** -

**Utility Room** -

**Shower Room** -

**Conservatory** -

**Landing** -

**Bedroom One** -

**Bedroom Two** -

**Bedroom Three** -

**Bathroom** -

**Outside** -

**Garage** -

## Property Photos

- ![CAM01872G0-PR0318-STILL001.jpg](/listings/photos/159991703/618829) - CAM01872G0-PR0318-STILL001.jpg
- ![CAM01872G0-PR0318-STILL004.jpg](/listings/photos/159991703/618830) - CAM01872G0-PR0318-STILL004.jpg
- ![CAM01872G0-PR0318-STILL005.jpg](/listings/photos/159991703/618831) - CAM01872G0-PR0318-STILL005.jpg
- ![CAM01872G0-PR0318-STILL008.jpg](/listings/photos/159991703/618832) - CAM01872G0-PR0318-STILL008.jpg
- ![CAM01872G0-PR0318-STILL003.jpg](/listings/photos/159991703/618833) - CAM01872G0-PR0318-STILL003.jpg
- ![CAM01872G0-PR0318-STILL007.jpg](/listings/photos/159991703/618834) - CAM01872G0-PR0318-STILL007.jpg
- ![CAM01872G0-PR0318-STILL006.jpg](/listings/photos/159991703/618836) - CAM01872G0-PR0318-STILL006.jpg
- ![CAM01872G0-PR0318-STILL009.jpg](/listings/photos/159991703/618838) - CAM01872G0-PR0318-STILL009.jpg
- ![CAM01872G0-PR0318-STILL014.jpg](/listings/photos/159991703/618839) - CAM01872G0-PR0318-STILL014.jpg
- ![CAM01872G0-PR0318-STILL017.jpg](/listings/photos/159991703/618840) - CAM01872G0-PR0318-STILL017.jpg
- ![CAM01872G0-PR0318-STILL018.jpg](/listings/photos/159991703/618841) - CAM01872G0-PR0318-STILL018.jpg
- ![CAM01872G0-PR0318-STILL016.jpg](/listings/photos/159991703/618842) - CAM01872G0-PR0318-STILL016.jpg
- ![CAM01872G0-PR0318-STILL015.jpg](/listings/photos/159991703/618845) - CAM01872G0-PR0318-STILL015.jpg
- ![CAM01872G0-PR0318-STILL010.jpg](/listings/photos/159991703/618847) - CAM01872G0-PR0318-STILL010.jpg
- ![CAM01872G0-PR0318-STILL012.jpg](/listings/photos/159991703/618850) - CAM01872G0-PR0318-STILL012.jpg
- ![CAM01872G0-PR0318-STILL013.jpg](/listings/photos/159991703/618852) - CAM01872G0-PR0318-STILL013.jpg
- ![CAM01872G0-PR0318-STILL011.jpg](/listings/photos/159991703/618853) - CAM01872G0-PR0318-STILL011.jpg

## Floorplans

- ![CAM01872G0-PR0318-BUILD01.jpg](/listings/photos/159991703/618855) - CAM01872G0-PR0318-BUILD01.jpg
- ![CAM01872G0-PR0318-BUILD01-FLOOR00.jpg](/listings/photos/159991703/618856) - CAM01872G0-PR0318-BUILD01-FLOOR00.jpg
- ![CAM01872G0-PR0318-BUILD01-FLOOR01.jpg](/listings/photos/159991703/618860) - CAM01872G0-PR0318-BUILD01-FLOOR01.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/159991703/618861) - EE Rating

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #59712
- **Address:** 11 Blackhorse Place, Mangotsfield, BS16 9AU
- **Certificate Issued:** 13/11/2002
- **Work Completed:** 06/06/2002
- **Items:** 5 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 BLACKHORSE PLACE, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9AU | £375,000 | 27/10/2025 | Terraced |
| 11 BLACKHORSE PLACE, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9AU | £155,000 | 16/12/2005 | 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 |
|---------|-------|------|------|
| 15 WINDSOR PLACE, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9DB | £340,000 | 19/12/2025 | Terraced |
| 30 WINDSOR PLACE, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9DD | £325,000 | 17/12/2025 | Terraced |
| [Same street] 14 BLACKHORSE PLACE, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9AU | £310,000 | 15/12/2023 | Terraced |
| 12 THE LAURELS, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9BS | £285,000 | 13/10/2023 | Terraced |
| 41 RICHMOND ROAD, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9EZ | £330,000 | 12/10/2023 | Terraced |
| 84 EMET GROVE, EMERSONS GREEN, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 7EG | £350,000 | 29/09/2023 | Terraced |
| 11 THE LAURELS, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9BS | £225,000 | 14/09/2023 | Terraced |
| 27 WINDSOR PLACE, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9DB | £360,000 | 12/05/2023 | Terraced |
| 16 THE LAURELS, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9BS | £325,000 | 28/10/2022 | Terraced |
| 40 JUBILEE CRESCENT, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9BA | £333,000 | 31/08/2022 | Terraced |
| 32 JUBILEE CRESCENT, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9BA | £302,500 | 11/08/2022 | Terraced |
| 125 JUBILEE CRESCENT, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9BD | £339,100 | 15/07/2022 | Terraced |
| 35 EMET LANE, EMERSONS GREEN, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 7BX | £362,500 | 20/05/2022 | Terraced |
| 32 THE LAURELS, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9BT | £265,000 | 14/03/2022 | Terraced |
| 74 JUBILEE CRESCENT, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9AZ | £316,500 | 27/01/2022 | Terraced |
| [Same street] 18 BLACKHORSE PLACE, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9AU | £275,000 | 27/09/2021 | Other |
| RICHMOND ROAD COTTAGES 1 RICHMOND ROAD, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9HA | £262,000 | 27/08/2021 | Terraced |
| [Same street] 8 BLACKHORSE PLACE, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9AU | £220,000 | 25/06/2021 | Semi-detached |

**Street average:** £268,333 (3 sales)
**Area average:** £314,707 (15 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £348,801 (90 Terraced, BS16, 2024–2026)
- **Deviation:** +7.5%

## Rental Range

*ONS Price Index of Private Rents (South Gloucestershire). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,301/mo
- **Realistic:** £1,446/mo
- **Optimistic:** £1,591/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £848/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed End Terrace, Johnson Road, BS16 | £1,700/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed Semi-Detached House, Almond Way, BS16 | £2,600/mo | 3 | 0.55 miles | OpenRent |
| 3 Bed Detached House, Patch Court, BS16 | £3,900/mo | 3 | 0.78 miles | OpenRent |
| 3 Bed End Terrace, Hawthorn Way, BS16 | £1,700/mo | 3 | 0.78 miles | OpenRent |

**Average rent: £2,475/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £268,750
- **Target investor price (1%):** £215,000

*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 £2,150/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.5×
- **Monthly cashflow:** £433/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.8%

*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).*

## Price per Square Metre

- **£/m²:** £3,788/m²

## Capital growth trend

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

- **5y growth:** 20.5%
- **10y growth:** 36.5%

## House Price Index (HM Land Registry)

*Official index for South Gloucestershire; Terraced series; as of March 2026.*

- **1y growth (index):** 1.1%
- **5y growth (index):** 21.5%
- **10y growth (index):** 47.5%

## 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)

CAM01872G0-PR0318-STILL001.jpg CAM01872G0-PR0318-STILL004.jpg CAM01872G0-PR0318-STILL005.jpg CAM01872G0-PR0318-STILL008.jpg CAM01872G0-PR0318-STILL003.jpg CAM01872G0-PR0318-STILL007.jpg CAM01872G0-PR0318-STILL006.jpg CAM01872G0-PR0318-STILL009.jpg CAM01872G0-PR0318-STILL014.jpg CAM01872G0-PR0318-STILL017.jpg CAM01872G0-PR0318-STILL018.jpg CAM01872G0-PR0318-STILL016.jpg CAM01872G0-PR0318-STILL015.jpg CAM01872G0-PR0318-STILL010.jpg CAM01872G0-PR0318-STILL012.jpg CAM01872G0-PR0318-STILL013.jpg CAM01872G0-PR0318-STILL011.jpg

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Property details

Tenure

FREEHOLD

Floor area

99 m²

Council tax band

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£375,000 Oct 2025

Price per m²

£3,788/m²

Local average

£348,801 (+7.5%)

Deprivation

Decile 10 (31,868 of 33,755)

Street crime

173 incidents within 1 mile (Apr 2026)

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Rear
Garden: Yes

Description

Listed by

Bristol

Brunt & Fussell

Reference: 159991703

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 13/11/2024

Expiry date: 12/11/2034

Current heating cost: £852/year

Potential heating cost: £762/year

Est. upgrade cost to C: £10,500

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

CAM01872G0-PR0318-BUILD01.jpg

CAM01872G0-PR0318-BUILD01-FLOOR00.jpg

CAM01872G0-PR0318-BUILD01-FLOOR01.jpg

EPC Graphs

EE Rating

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #59712

Property Details

Street: 11 Blackhorse Place

Town: Mangotsfield

Postcode: BS16 9AU

Installation Details

Items: 5 windows

Certificate Issued: 13/11/2002

Work Completed: 06/06/2002

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

142% since 2005

Event	Date	Price	% change
Sold	27/10/2025 (7 months ago)	£375,000	+141.9%
Sold	16/12/2005 (20 years ago)	£155,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
15 WINDSOR PLACE, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9DB	£340,000	19/12/2025	Terraced
30 WINDSOR PLACE, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9DD	£325,000	17/12/2025	Terraced
Same street 14 BLACKHORSE PLACE, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9AU	£310,000	15/12/2023	Terraced
12 THE LAURELS, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9BS	£285,000	13/10/2023	Terraced
41 RICHMOND ROAD, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9EZ	£330,000	12/10/2023	Terraced
84 EMET GROVE, EMERSONS GREEN, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 7EG	£350,000	29/09/2023	Terraced
11 THE LAURELS, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9BS	£225,000	14/09/2023	Terraced
27 WINDSOR PLACE, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9DB	£360,000	12/05/2023	Terraced
16 THE LAURELS, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9BS	£325,000	28/10/2022	Terraced
40 JUBILEE CRESCENT, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9BA	£333,000	31/08/2022	Terraced
32 JUBILEE CRESCENT, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9BA	£302,500	11/08/2022	Terraced
125 JUBILEE CRESCENT, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9BD	£339,100	15/07/2022	Terraced
35 EMET LANE, EMERSONS GREEN, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 7BX	£362,500	20/05/2022	Terraced
32 THE LAURELS, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9BT	£265,000	14/03/2022	Terraced
74 JUBILEE CRESCENT, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9AZ	£316,500	27/01/2022	Terraced
Same street 18 BLACKHORSE PLACE, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9AU	£275,000	27/09/2021	Other
RICHMOND ROAD COTTAGES 1 RICHMOND ROAD, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9HA	£262,000	27/08/2021	Terraced
Same street 8 BLACKHORSE PLACE, MANGOTSFIELD, BRISTOL, SOUTH GLOUCESTERSHIRE, BS16 9AU	£220,000	25/06/2021	Semi-detached

Street average: £268,333 (3 sales)

Area average: £314,707 (15 sales)

Capital growth trend

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

5y growth 20.5%

10y growth 36.5%

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

1y (index) 1.1%

5y (index) 21.5%

10y (index) 47.5%

Rental Range

Estimated market rent for South Gloucestershire. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,301/mo

Realistic £1,446/mo

Optimistic £1,591/mo

Based on Local Authority from postcode lookup → South Gloucestershire.

LHA (30th percentile) floor for Gloucester: £848/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BS16 9AU

Nearby

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

Type	Name	Distance
Bus stop	The Laurels	0.1 miles
Shop	Revolution Workshop	0.4 miles
Shop	Parks Hairdressing	0.5 miles
University	School of Architecture and Environment	2.9 miles
Train station	Bristol Parkway	3.1 miles
Train station	Oldland Common	3.2 miles
University	Bristol Digital Futures Institute	4.7 miles
Hospital	St Michael's Hospital	5.3 miles
Hospital	The Chesterfield	6.1 miles

Street-level crime

Category	Count
Violence and sexual offences	53
Anti-social behaviour	37
Shoplifting	23
Criminal damage and arson	18
Public order	16
Other theft	9
Burglary	7
Vehicle crime	5
Bicycle theft	2
Drugs	1
Other crime	1
Robbery	1
Total incidents	173

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Barley Close Community Primary School	Primary	0.2 miles	Requires improvement — 17 Jun 2024
Emersons Green Primary School	Primary	0.2 miles	Good — 26 Mar 2014
Mangotsfield Church of England Primary School	Primary	0.3 miles	Outstanding — 19 Feb 2013
Downend School	Secondary	0.5 miles	Good — 22 Oct 2014
Stanbridge Primary School	Primary	0.5 miles	Good — 29 Nov 2012

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed End Terrace, Johnson Road, BS16	£1,700/mo	3	0.4 miles	OpenRent
3 Bed Semi-Detached House, Almond Way, BS16	£2,600/mo	3	0.55 miles	OpenRent
3 Bed Detached House, Patch Court, BS16	£3,900/mo	3	0.78 miles	OpenRent
3 Bed End Terrace, Hawthorn Way, BS16	£1,700/mo	3	0.78 miles	OpenRent

Average rent: £2,475/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.57%

Max investor price (0.8%) £268,750

Target investor price (1%) £215,000

Gross yield 6.9%

Cost-to-rent ratio 14.5×

Monthly cashflow £433/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.8%

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).

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