Sold Detached

11 GODMANSTON CLOSE

POOLE, POOLE, POOLE BH17 8BT

4 beds 1 baths 990 sq ft Listed 25 Apr 2025 (-414d)

£425,000

Guide Price

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# 4 bedroom detached house for sale (BH17 8BT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 GODMANSTON CLOSE, POOLE, POOLE, POOLE BH17 8BT |
| Price | £425,000 |
| Bedrooms | 4 |
| Bathrooms | 1 |
| Council tax | TBC |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 92 m² |
| Last sold | £230,000 Jan 2005 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 06/01/2035
- **Current heating cost:** £841/year
- **Est. upgrade cost to C:** £17,725

### Recommendations
- A (£100 - £350)
- W2 (£4,000 - £6,000)
- G (£350 - £450)
- I (£2,200 - £3,000)
- 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/0300-2273-7490-2505-6541)

## Description

Palmer Snell are excited to market this spacious 4-bedroom detached house; located in a cul-de-sac position within close proximity to local schools, amenities and transport links.

This property is situated on a large plot and comes with a garage, as well as driveway parking for several vehicles.

Downstairs, the open-plan lounge/diner is a spacious and bright living space, perfect for both relaxing and entertaining. French doors open directly onto the private rear garden, bringing in natural light and offering an easy transition between indoor and outdoor living. The kitchen, which was fitted just two years ago, is equipped with a gas hob and provides space for a fridge-freezer and washing machine. For added convenience, there is also a downstairs WC.

Upstairs, the master bedroom is a generous double room, completed with a fitted wardrobe for conenient storage. There are two further double bedrooms and one single. The family bathroom is well-proportioned and features modern fixtures and fittings.

Viewings highly recommended!

## Property Photos

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## Floorplans

- ![FLOOR-PLAN](/listings/photos/161129393/443276) - FLOOR-PLAN

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 GODMANSTON CLOSE, POOLE, BH17 8BT | £230,000 | 28/01/2005 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BU | £399,950 | 12/09/2025 | Detached |
| [Same street] 35 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT | £170,000 | 13/12/2024 | Flat |
| 7 SUTTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8SS | £286,000 | 01/12/2023 | Detached |
| [Same street] 23 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT | £350,000 | 16/06/2023 | Detached |
| 116 VERITY CRESCENT, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8TY | £343,000 | 24/03/2023 | Detached |
| 239 VERITY CRESCENT, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8UA | £325,000 | 07/03/2023 | Detached |
| [Same street] 27 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT | £170,000 | 10/01/2023 | Flat |
| 97 TWYFORD WAY, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8SR | £500,000 | 28/11/2022 | Detached |
| [Same street] 57 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT | £165,000 | 21/11/2022 | Flat |
| 5 TOTMEL ROAD, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BX | £350,000 | 23/09/2022 | Detached |
| 54 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BU | £375,000 | 20/06/2022 | Detached |
| [Same street] 73 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT | £180,000 | 22/04/2022 | Flat |
| 5 TWYFORD WAY, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BL | £425,000 | 07/04/2022 | Detached |
| [Same street] 31 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT | £142,500 | 01/04/2022 | Flat |
| 83 TWYFORD WAY, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8SR | £461,500 | 01/04/2022 | Detached |
| 5 SEATOWN CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BH | £318,000 | 25/03/2022 | Detached |
| 17 TWYFORD WAY, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BL | £449,950 | 03/02/2022 | Detached |
| [Same street] 63 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT | £134,000 | 24/09/2021 | Flat |
| 9 SEATOWN CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BH | £331,450 | 06/08/2021 | Detached |
| 5 TWYFORD WAY, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BL | £350,000 | 25/06/2021 | Detached |

**Street average:** £187,357 (7 sales)
**Area average:** £378,065 (13 sales)

## Price vs local average

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

- **Local average:** £396,975 (22 Detached, BH17, 2024–2026)
- **Deviation:** +7.1%

## 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

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £175,250
- **Target investor price (1%):** £140,200

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £4,620/m²

## Capital growth trend

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

- **5y growth:** 18.6%
- **10y growth:** 22.1%

## House Price Index (HM Land Registry)

*Official index for Bournemouth Christchurch and Poole; Detached series; as of March 2026.*

- **1y growth (index):** -0.1%
- **5y growth (index):** 10.4%
- **10y growth (index):** 29.6%

## 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

FREEHOLD

Floor area

92 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£230,000 Jan 2005

Price per m²

£4,620/m²

Local average

£396,975 (+7.1%)

Deprivation

Decile 7 (22,669 of 33,755)

Street crime

134 incidents within 1 mile (Apr 2026)

Key features

LARGE PLOT
FOUR BEDROOMS
DETACHED
GARAGE AND DRIVEWAY PARKING
DOWNSTAIRS CLOAKROOM
LOUNGE/DINER

Additional details

Parking: Yes
Garden: Yes

Description

Palmer Snell are excited to market this spacious 4-bedroom detached house; located in a cul-de-sac position within close proximity to local schools, amenities and transport links.

This property is situated on a large plot and comes with a garage, as well as driveway parking for several vehicles.

Downstairs, the open-plan lounge/diner is a spacious and bright living space, perfect for both relaxing and entertaining. French doors open directly onto the private rear garden, bringing in natural light and offering an easy transition between indoor and outdoor living. The kitchen, which was fitted just two years ago, is equipped with a gas hob and provides space for a fridge-freezer and washing machine. For added convenience, there is also a downstairs WC.

Upstairs, the master bedroom is a generous double room, completed with a fitted wardrobe for conenient storage. There are two further double bedrooms and one single. The family bathroom is well-proportioned and features modern fixtures and fittings.

Viewings highly recommended!

Listed by

Canford Heath

Countrywide UK Sales - Connells

Reference: 161129393

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 07/01/2025

Expiry date: 06/01/2035

Current heating cost: £841/year

Potential heating cost: £600/year

Est. upgrade cost to C: £17,725

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Floor insulation (solid floor) (£4,000 - £6,000)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
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

FLOOR-PLAN

Price history

Event	Date	Price	% change
Sold	28/01/2005 (21 years ago)	£230,000	—

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
14 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BU	£399,950	12/09/2025	Detached
Same street 35 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT	£170,000	13/12/2024	Flat
7 SUTTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8SS	£286,000	01/12/2023	Detached
Same street 23 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT	£350,000	16/06/2023	Detached
116 VERITY CRESCENT, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8TY	£343,000	24/03/2023	Detached
239 VERITY CRESCENT, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8UA	£325,000	07/03/2023	Detached
Same street 27 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT	£170,000	10/01/2023	Flat
97 TWYFORD WAY, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8SR	£500,000	28/11/2022	Detached
Same street 57 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT	£165,000	21/11/2022	Flat
5 TOTMEL ROAD, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BX	£350,000	23/09/2022	Detached
54 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BU	£375,000	20/06/2022	Detached
Same street 73 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT	£180,000	22/04/2022	Flat
5 TWYFORD WAY, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BL	£425,000	07/04/2022	Detached
Same street 31 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT	£142,500	01/04/2022	Flat
83 TWYFORD WAY, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8SR	£461,500	01/04/2022	Detached
5 SEATOWN CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BH	£318,000	25/03/2022	Detached
17 TWYFORD WAY, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BL	£449,950	03/02/2022	Detached
Same street 63 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT	£134,000	24/09/2021	Flat
9 SEATOWN CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BH	£331,450	06/08/2021	Detached
5 TWYFORD WAY, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BL	£350,000	25/06/2021	Detached

Street average: £187,357 (7 sales)

Area average: £378,065 (13 sales)

Capital growth trend

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

5y growth 18.6%

10y growth 22.1%

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

1y (index) -0.1%

5y (index) 10.4%

10y (index) 29.6%

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 BH17 8BT

Nearby

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

Type	Name	Distance
Bus stop	Chalbury Close	0.1 miles
Shop	Tesco	0.2 miles
Shop	Tesco Extra	0.2 miles
Hospital	Alderney Hospital	0.6 miles
Train station	Parkstone	1.9 miles
Hospital	St Mary's Hospital Outpatient Assessment Centre	2.1 miles
Train station	Branksome	2.2 miles
University	Arts University Bournemouth	2.5 miles
University	Bournemouth University (Talbot Campus)	2.6 miles

Street-level crime

Category	Count
Violence and sexual offences	52
Anti-social behaviour	32
Criminal damage and arson	16
Shoplifting	13
Other theft	7
Vehicle crime	7
Burglary	3
Robbery	2
Other crime	1
Public order	1
Total incidents	134

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
Ad Astra Infant School	Primary	0.5 miles	Good — 8 Feb 2018
Magna Academy	Secondary	0.6 miles	Good — 18 May 2023
Haymoor Junior School	Primary	0.6 miles	Good — 19 Nov 2012
St Edward's Roman Catholic/Church of England School, Poole	Secondary	0.8 miles	Good — 23 May 2013
Winchelsea School	Other	1.0 miles	Good — 24 Jul 2022

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.33%

Max investor price (0.8%) £175,250

Target investor price (1%) £140,200

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).