Sold Flat

Apartment 9

HARBOUR WATCH, 391, SANDBANKS ROAD, POOLE, POOLE BH14 8JB

4 beds 2 baths 204 m² Listed 2 Feb 2015 (-4198d)

£1,350,000

Reduced on 19 May 2015

Save

# 4 bedroom apartment for sale (BH14 8JB)

## Property Details

| Key | Value |
|-----|-------|
| Address | APARTMENT 9, HARBOUR WATCH, 391, SANDBANKS ROAD, POOLE, POOLE BH14 8JB |
| Price | £1,350,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Last sold | £1,340,000 May 2012 |

## Description

Four Bedroom Penthouse Apartment - Versatile Living Accommodation - Breath-taking Harbour Views - Two Large Single Garages - Walking Distance of Lilliput & Sandbanks Beach.

Property ref: 121_954_3666308

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/48202297/1590790) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HARBOUR WATCH, 391 APARTMENT 9 SANDBANKS ROAD, POOLE, BH14 8JB | £1,340,000 | 31/05/2012 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WITLEY, 387 FLAT 11 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HR | £775,000 | 28/01/2026 | Flat |
| INFINITY, 338 FLAT 5 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY | £1,780,000 | 04/12/2025 | Flat |
| HARBOUR WATCH, 391 APARTMENT 15 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8JB | £1,250,000 | 26/01/2023 | Flat |
| HONEYWOOD HOUSE 28-30 FLAT 5 ALINGTON ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8LZ | £690,000 | 11/11/2022 | Flat |
| HEATHSIDE COURT, 28 FLAT 11 AVALON, LILLIPUT, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HT | £600,000 | 07/10/2022 | Flat |
| WITLEY, 387 FLAT 2 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HR | £880,000 | 30/09/2022 | Flat |
| MINTERNE GRANGE, 24 FLAT 4 CRICHEL MOUNT ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8LU | £625,000 | 13/09/2022 | Flat |
| 1 APARTMENT 5 SHORE ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH13 7PQ | £2,050,000 | 10/08/2022 | Flat |
| WITLEY, 387 FLAT 1 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HR | £810,000 | 29/07/2022 | Flat |
| HARBOUR WATCH, 391 APARTMENT 5 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8JB | £1,150,000 | 19/07/2022 | Flat |
| INFINITY, 338 FLAT 9 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY | £2,725,000 | 07/07/2022 | Flat |
| WITLEY, 387 FLAT 8 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HR | £985,000 | 04/07/2022 | Flat |
| ALINGTON HOUSE, 5 FLAT 3 ALINGTON ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8LY | £855,000 | 30/06/2022 | Flat |
| INFINITY, 338 FLAT 5 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY | £2,055,000 | 24/05/2022 | Flat |
| INFINITY, 338 FLAT 6 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY | £1,625,000 | 18/05/2022 | Flat |
| INFINITY, 338 FLAT 4 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY | £1,525,000 | 16/05/2022 | Flat |
| INFINITY, 338 FLAT 2 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY | £1,750,000 | 16/05/2022 | Flat |
| INFINITY, 338 FLAT 3 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY | £1,800,000 | 13/05/2022 | Flat |
| INFINITY, 338 FLAT 1 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY | £1,650,000 | 10/05/2022 | Flat |
| HEATHSIDE COURT, 28 FLAT 6 AVALON, LILLIPUT, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HT | £440,000 | 11/03/2022 | Flat |

**Area average:** £1,301,000 (20 sales)

## Price vs local average

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

- **Local average:** £324,833 (45 Flat, BH14, 2024–2026)
- **Deviation:** +315.6%

## Rental Range

*ONS Price Index of Private Rents (Bournemouth, Christchurch and Poole). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,262/mo
- **Realistic:** £1,402/mo
- **Optimistic:** £1,542/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 |
|------|------|------|------|------|
| 4 Bed Detached House, Spur Hill Avenue, BH14 | £3,750/mo | 4 | 1.22 miles | OpenRent |

**Average rent: £3,750/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.28% (weak for cashflow)
- **Max investor price (0.8%):** £468,750
- **Target investor price (1%):** £375,000

*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 £3,750/mo).*

- **Gross yield:** 3.3%
- **Cost-to-rent:** 30×
- **Monthly cashflow:** £-1,966/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -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).*

## Capital growth trend

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

- **5y growth:** 39.7%
- **10y growth:** 35.7%

## House Price Index (HM Land Registry)

*Official index for Bournemouth Christchurch and Poole; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -5.3%
- **5y growth (index):** -1.2%
- **10y growth (index):** 16.6%

## 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)

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Property details

Tenure

SHARE_OF_FREEHOLD

Floor area

204 m²

Last sold

£1,340,000 May 2012

Local average

£324,833 (+315.6%)

Deprivation

Decile 10 (32,365 of 33,755)

Street crime

69 incidents within 1 mile (May 2026)

Additional details

Parking: Garage

Description

Four Bedroom Penthouse Apartment - Versatile Living Accommodation - Breath-taking Harbour Views - Two Large Single Garages - Walking Distance of Lilliput & Sandbanks Beach.

Property ref: 121_954_3666308

Listed by

Canford Cliffs

Worldwide Property Sales

Reference: 48202297

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
Apartment 1 The Harbour, 38 Dorset Lake Avenue, POOLE	81	81	150 m²	—	Flat
Apartment 10, Harbour Watch, 391 Sandbanks Road, POOLE	79	79	224 m²	England and Wales: 1991-1995	Flat
Apartment 11, Harbour Watch, 391 Sandbanks Road, POOLE	65	67	127 m²	England and Wales: 1976-1982	Flat
Apartment 11, Harbour Watch, 391 Sandbanks Road, POOLE	41	51	127 m²	England and Wales: 1983-1990	Flat
Apartment 12, Harbour Watch, 391 Sandbanks Road, POOLE	74	78	165 m²	England and Wales: 1983-1990	Flat
Apartment 13, Harbour Watch, 391 Sandbanks Road, POOLE	78	84	169 m²	England and Wales: 1983-1990	Flat
Apartment 15, Harbour Watch, 391 Sandbanks Road, POOLE	84	84	167 m²	England and Wales: 1983-1990	Flat
Apartment 16 Harbour Watch, 391, Sandbanks Road, POOLE	78	84	148 m²	England and Wales: 1976-1982	Flat
Apartment 19 Harbour Watch, 391, Sandbanks Road, POOLE	77	80	187 m²	England and Wales: 1983-1990	Flat
Apartment 2 The Harbour, 38 Dorset Lake Avenue, POOLE	79	79	140 m²	—	Flat
Apartment 2, Harbour Watch, 391 Sandbanks Road, POOLE	43	60	140 m²	England and Wales: 1976-1982	Flat
Apartment 20, Harbour Watch, 391 Sandbanks Road, POOLE	78	79	212 m²	England and Wales: 1983-1990	Flat
Apartment 3 Harbour Watch, 391, Sandbanks Road, POOLE	79	83	166 m²	England and Wales: 1983-1990	Flat
Apartment 3 The Harbour, 38 Dorset Lake Avenue, POOLE	81	81	133 m²	—	Flat
Apartment 4 Harbour Watch, 391, Sandbanks Road, POOLE	72	85	151 m²	England and Wales: 1967-1975	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Sold	31/05/2012 (14 years ago)	£1,340,000	—

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
WITLEY, 387 FLAT 11 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HR	£775,000	28/01/2026	Flat
INFINITY, 338 FLAT 5 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY	£1,780,000	04/12/2025	Flat
HARBOUR WATCH, 391 APARTMENT 15 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8JB	£1,250,000	26/01/2023	Flat
HONEYWOOD HOUSE 28-30 FLAT 5 ALINGTON ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8LZ	£690,000	11/11/2022	Flat
HEATHSIDE COURT, 28 FLAT 11 AVALON, LILLIPUT, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HT	£600,000	07/10/2022	Flat
WITLEY, 387 FLAT 2 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HR	£880,000	30/09/2022	Flat
MINTERNE GRANGE, 24 FLAT 4 CRICHEL MOUNT ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8LU	£625,000	13/09/2022	Flat
1 APARTMENT 5 SHORE ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH13 7PQ	£2,050,000	10/08/2022	Flat
WITLEY, 387 FLAT 1 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HR	£810,000	29/07/2022	Flat
HARBOUR WATCH, 391 APARTMENT 5 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8JB	£1,150,000	19/07/2022	Flat
INFINITY, 338 FLAT 9 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY	£2,725,000	07/07/2022	Flat
WITLEY, 387 FLAT 8 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HR	£985,000	04/07/2022	Flat
ALINGTON HOUSE, 5 FLAT 3 ALINGTON ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8LY	£855,000	30/06/2022	Flat
INFINITY, 338 FLAT 5 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY	£2,055,000	24/05/2022	Flat
INFINITY, 338 FLAT 6 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY	£1,625,000	18/05/2022	Flat
INFINITY, 338 FLAT 4 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY	£1,525,000	16/05/2022	Flat
INFINITY, 338 FLAT 2 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY	£1,750,000	16/05/2022	Flat
INFINITY, 338 FLAT 3 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY	£1,800,000	13/05/2022	Flat
INFINITY, 338 FLAT 1 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY	£1,650,000	10/05/2022	Flat
HEATHSIDE COURT, 28 FLAT 6 AVALON, LILLIPUT, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HT	£440,000	11/03/2022	Flat

Area average: £1,301,000 (20 sales)

Capital growth trend

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

5y growth 39.7%

10y growth 35.7%

House Price Index (HM Land Registry — official index, not sold-price averages): Bournemouth Christchurch and Poole. Series: Flats and maisonettes. As of April 2026.

1y (index) -5.3%

5y (index) -1.2%

10y (index) 16.6%

Rental Range

Estimated market rent for Bournemouth, Christchurch and Poole. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,262/mo

Realistic £1,402/mo

Optimistic £1,542/mo

Based on Local Authority from postcode lookup → Bournemouth, Christchurch and Poole.

Location

Map view View on Google Maps View on OpenStreetMap Street View BH14 8JB

Address

Sandbanks Road

Nearby

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

Type	Name	Distance
Bus stop	Alington Road	0.0 miles
Shop	Skin:ID	0.4 miles
Shop	Francesco	0.4 miles
Train station	Parkstone	1.4 miles
Train station	Branksome	1.9 miles
University	Arts University Bournemouth	3.3 miles
University	Bournemouth University (Talbot Campus)	3.4 miles
Hospital	Nuffield Health Bournemouth Hospital	3.7 miles
Hospital	Kings Park Hospital	5.2 miles

Street-level crime

Category	Count
Anti-social behaviour	37
Violence and sexual offences	10
Shoplifting	6
Criminal damage and arson	4
Public order	4
Burglary	3
Other theft	3
Bicycle theft	1
Vehicle crime	1
Total incidents	69

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
Lilliput Church of England Infant School	Primary	0.4 miles	Good — 17 Sep 2023
Bournemouth Collegiate Preparatory School	Other	1.2 miles	— (No rating)
Baden-Powell and St Peter's Church of England Junior School	Primary	1.3 miles	Good — 17 Dec 2014
Courthill Infant School	Primary	1.6 miles	Good — 6 Mar 2023
The Bournemouth and Poole College	Other	1.7 miles	— (No rating)

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
4 Bed Detached House, Spur Hill Avenue, BH14	£3,750/mo	4	1.22 miles	OpenRent

Average rent: £3,750/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.28%

Max investor price (0.8%) £468,750

Target investor price (1%) £375,000

Gross yield 3.3%

Cost-to-rent ratio 30×

Monthly cashflow £-1,966/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -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).

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