Sold STC Terraced

88 CRANBROOK ROAD

BRISTOL, CITY OF BRISTOL BS6 7DB

5 beds 2 baths 1,894 sq ft Listed 11 Oct 2025 (-235d)

£875,000

Guide Price

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# 5 bedroom terraced house for sale (BS6 7DB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 88 CRANBROOK ROAD, BRISTOL, CITY OF BRISTOL BS6 7DB |
| Price | £875,000 |
| Bedrooms | 5 |
| Bathrooms | 2 |
| Council tax | E |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 176 m² |
| Last sold | £450,000 Mar 2013 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £1,857/year
- **Est. upgrade cost to C:** £26,800

### Recommendations
- A3 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1590-3417-0722-8504-3053)

## Description

To be sold with no onward chain - an exceedingly spacious, 5 bedroom, 2 bath/shower room, Edwardian period three-storey family home, of circa 1,875 sq. ft., located within just 300 metres of Redland Green Secondary school and offering well-arranged accommodation with two reception rooms and separate kitchen/breakfast room. There is also a 50ft rear garden having modern studio/office. High ceilings and an abundance of natural light add to this property's overwhelming feeling of space and light.Superb location for families, within just 300 metres of Redland Green Secondary school and within easy reach of the green open spaces of Cotham Gardens Park and Redland Green Park, whilst also being handy for the independent shops, cafes, restaurants and bus connections of Gloucester Road. Redland local train station also provides convenient access to the city centre via Temple Meads.Ground Floor: open-fronted pillared porch, reception hall, bay fronted sitting room, kitchen/breakfast room with wide wall opening through to family room, utility room/wc.First Floor: part-galleried landing, two double bedrooms, single bedroom, family bath/shower room.Second Floor: part-galleried landing, two further double bedrooms (five bedrooms in total), additional bathroom.Outside: front garden, good sized rear garden with limestone patio beneath pergola and an established grapevine, garden office by Little Green Rooms of Gloucester Road with light and power. Gated access onto rear vehicular lane.A superb family home offering well-proportioned accommodation in a great location for families.To be sold with no onward chain making a prompt move possible.

## Property Photos

- ![External](/listings/photos/168123452/323088) - External
- ![Sitting Room](/listings/photos/168123452/323090) - Sitting Room
- ![Kitchen](/listings/photos/168123452/323091) - Kitchen
- ![Family Room](/listings/photos/168123452/323093) - Family Room
- ![Kitchen](/listings/photos/168123452/323094) - Kitchen
- ![Bedroom](/listings/photos/168123452/323095) - Bedroom
- ![Bedroom](/listings/photos/168123452/323096) - Bedroom
- ![Bedroom](/listings/photos/168123452/323099) - Bedroom
- ![Bedroom](/listings/photos/168123452/323105) - Bedroom
- ![Bathroom](/listings/photos/168123452/323109) - Bathroom
- ![Bathroom](/listings/photos/168123452/323111) - Bathroom
- ![Garden](/listings/photos/168123452/323119) - Garden
- ![Garden](/listings/photos/168123452/323124) - Garden
- ![Garden](/listings/photos/168123452/323125) - Garden
- ![Garden](/listings/photos/168123452/323128) - Garden

## Floorplans

- ![Floorplan 1](/listings/photos/168123452/323135) - Floorplan 1

## EPC Graphs

- ![Energy Performance Graph](/listings/photos/168123452/323138) - Energy Performance Graph

## FENSA Certificates

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

### FENSA Certificate #1380902
- **Address:** 88 Cranbrook Road, Bristol, BS6 7DB
- **Certificate Issued:** 12/01/2004
- **Work Completed:** 14/12/2003
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 88 CRANBROOK ROAD, BRISTOL, CITY OF BRISTOL, BS6 7DB | £450,000 | 26/03/2013 | Terraced |
| 88 CRANBROOK ROAD, BRISTOL, CITY OF BRISTOL, BS6 7DB | £160,000 | 28/05/1999 | Semi-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 |
|---------|-------|------|------|
| 29 JULIUS ROAD, BRISTOL, CITY OF BRISTOL, BS7 8EU | £1,393,800 | 25/11/2025 | Terraced |
| 92 CRANBROOK ROAD, BRISTOL, CITY OF BRISTOL, BS6 7DB | £849,000 | 29/05/2025 | Terraced |
| 58 SALISBURY ROAD, REDLAND, BRISTOL, CITY OF BRISTOL, BS6 7AT | £614,500 | 27/11/2023 | Terraced |
| 102 CRANBROOK ROAD, BRISTOL, CITY OF BRISTOL, BS6 7DB | £856,076 | 16/11/2023 | Terraced |
| 20 CLAREMONT AVENUE, BRISTOL, CITY OF BRISTOL, BS7 8JE | £870,000 | 20/07/2023 | Terraced |
| 20 CLAREMONT AVENUE, BRISTOL, CITY OF BRISTOL, BS7 8JE | £870,000 | 20/07/2023 | Terraced |
| 47 ELTON ROAD, BISHOPSTON, BRISTOL, CITY OF BRISTOL, BS7 8DG | £610,000 | 30/06/2023 | Terraced |
| 16 CLAREMONT AVENUE, BRISTOL, CITY OF BRISTOL, BS7 8JE | £835,000 | 19/01/2023 | Terraced |
| 82 CRANBROOK ROAD, BRISTOL, CITY OF BRISTOL, BS6 7DB | £875,000 | 15/12/2022 | Terraced |
| 6 CLARETON VILLAS, BRISTOL, CITY OF BRISTOL, BS7 8DJ | £610,000 | 13/10/2022 | Terraced |
| 90 CRANBROOK ROAD, BRISTOL, CITY OF BRISTOL, BS6 7DB | £391,000 | 30/09/2022 | Terraced |
| 3 CLARETON VILLAS, BRISTOL, CITY OF BRISTOL, BS7 8DJ | £750,000 | 08/09/2022 | Terraced |
| 69 ELTON ROAD, BISHOPSTON, BRISTOL, CITY OF BRISTOL, BS7 8DG | £665,000 | 24/08/2022 | Terraced |
| 67 ELTON ROAD, BISHOPSTON, BRISTOL, CITY OF BRISTOL, BS7 8DG | £595,000 | 24/08/2022 | Terraced |
| 55 ELTON ROAD, BISHOPSTON, BRISTOL, CITY OF BRISTOL, BS7 8DG | £685,000 | 04/08/2022 | Terraced |
| 62 SALISBURY ROAD, REDLAND, BRISTOL, CITY OF BRISTOL, BS6 7AT | £530,000 | 06/07/2022 | Terraced |
| 7 THE CLOISTERS, BRISTOL, CITY OF BRISTOL, BS6 7DJ | £905,602 | 18/05/2022 | Terraced |
| 18 CLARE AVENUE, BRISTOL, CITY OF BRISTOL, BS7 8JF | £745,000 | 25/02/2022 | Terraced |
| 73 ELTON ROAD, BISHOPSTON, BRISTOL, CITY OF BRISTOL, BS7 8DG | £660,000 | 20/10/2021 | Terraced |
| 55 SALISBURY ROAD, REDLAND, BRISTOL, CITY OF BRISTOL, BS6 7AS | £1,190,000 | 29/06/2021 | Terraced |

**Area average:** £774,999 (20 sales)

## Price vs local average

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

- **Local average:** £657,504 (28 Terraced, BS6, 2024–2026)
- **Deviation:** +33.1%

## Rental Range

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

- **Low:** £1,697/mo
- **Realistic:** £1,885/mo
- **Optimistic:** £2,074/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,197/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 |
|------|------|------|------|------|
| 5 Bed Maisonette, Cranbrook Road, BS6 | £4,000/mo | 5 | 0.07 miles | OpenRent |

**Average rent: £4,000/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £500,000
- **Target investor price (1%):** £400,000

*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 £4,000/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.2×
- **Monthly cashflow:** £129/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.6%

*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).*

## Price per Square Metre

- **£/m²:** £4,972/m²

## Capital growth trend

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

- **5y growth:** -5.2%
- **10y growth:** 34.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.5%
- **5y growth (index):** 16.5%
- **10y growth (index):** 49.6%

## 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)

External Sitting Room Kitchen Family Room Kitchen Bedroom Bedroom Bedroom Bedroom Bathroom Bathroom Garden Garden Garden Garden

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Property details

Tenure

FREEHOLD

Floor area

176 m²

Council tax band

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£450,000 Mar 2013

Price per m²

£4,972/m²

Local average

£657,504 (+33.1%)

Deprivation

Decile 10 (32,903 of 33,755)

Street crime

645 incidents within 1 mile (Mar 2026)

Key features

An exceedingly spacious Edwardian period family home
5 bedrooms (four doubles and a single)
Bay fronted sitting room
Kitchen/breakfast room with wide wall opening to family room
Circa 1,875 sq. ft of accommodation over three floors
Front courtyard
Good sized rear garden
Acoustic garden office/studio with sedum roof
A superb family home in a great location for families
To be sold with no onward chain

Additional details

Garden: Yes

Description

Listed by

Bristol

Richard Harding Estate Agents Ltd

Reference: 168123452

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 09/10/2025

Current heating cost: £1,857/year

Potential heating cost: £1,335/year

Est. upgrade cost to C: £26,800

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

Recommendations

Room-in-roof insulation (£900 - £1,200)
50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

Energy Performance Graph

FENSA Certificates

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

FENSA Certificate #1380902

Property Details

Street: 88 Cranbrook Road

Town: Bristol

Postcode: BS6 7DB

Installation Details

Items: 1 window

Certificate Issued: 12/01/2004

Work Completed: 14/12/2003

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

181% since 1999

Event	Date	Price	% change
Sold	26/03/2013 (13 years ago)	£450,000	+181.3%
Sold	28/05/1999 (27 years ago)	£160,000	—

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
29 JULIUS ROAD, BRISTOL, CITY OF BRISTOL, BS7 8EU	£1,393,800	25/11/2025	Terraced
92 CRANBROOK ROAD, BRISTOL, CITY OF BRISTOL, BS6 7DB	£849,000	29/05/2025	Terraced
58 SALISBURY ROAD, REDLAND, BRISTOL, CITY OF BRISTOL, BS6 7AT	£614,500	27/11/2023	Terraced
102 CRANBROOK ROAD, BRISTOL, CITY OF BRISTOL, BS6 7DB	£856,076	16/11/2023	Terraced
20 CLAREMONT AVENUE, BRISTOL, CITY OF BRISTOL, BS7 8JE	£870,000	20/07/2023	Terraced
20 CLAREMONT AVENUE, BRISTOL, CITY OF BRISTOL, BS7 8JE	£870,000	20/07/2023	Terraced
47 ELTON ROAD, BISHOPSTON, BRISTOL, CITY OF BRISTOL, BS7 8DG	£610,000	30/06/2023	Terraced
16 CLAREMONT AVENUE, BRISTOL, CITY OF BRISTOL, BS7 8JE	£835,000	19/01/2023	Terraced
82 CRANBROOK ROAD, BRISTOL, CITY OF BRISTOL, BS6 7DB	£875,000	15/12/2022	Terraced
6 CLARETON VILLAS, BRISTOL, CITY OF BRISTOL, BS7 8DJ	£610,000	13/10/2022	Terraced
90 CRANBROOK ROAD, BRISTOL, CITY OF BRISTOL, BS6 7DB	£391,000	30/09/2022	Terraced
3 CLARETON VILLAS, BRISTOL, CITY OF BRISTOL, BS7 8DJ	£750,000	08/09/2022	Terraced
69 ELTON ROAD, BISHOPSTON, BRISTOL, CITY OF BRISTOL, BS7 8DG	£665,000	24/08/2022	Terraced
67 ELTON ROAD, BISHOPSTON, BRISTOL, CITY OF BRISTOL, BS7 8DG	£595,000	24/08/2022	Terraced
55 ELTON ROAD, BISHOPSTON, BRISTOL, CITY OF BRISTOL, BS7 8DG	£685,000	04/08/2022	Terraced
62 SALISBURY ROAD, REDLAND, BRISTOL, CITY OF BRISTOL, BS6 7AT	£530,000	06/07/2022	Terraced
7 THE CLOISTERS, BRISTOL, CITY OF BRISTOL, BS6 7DJ	£905,602	18/05/2022	Terraced
18 CLARE AVENUE, BRISTOL, CITY OF BRISTOL, BS7 8JF	£745,000	25/02/2022	Terraced
73 ELTON ROAD, BISHOPSTON, BRISTOL, CITY OF BRISTOL, BS7 8DG	£660,000	20/10/2021	Terraced
55 SALISBURY ROAD, REDLAND, BRISTOL, CITY OF BRISTOL, BS6 7AS	£1,190,000	29/06/2021	Terraced

Area average: £774,999 (20 sales)

Capital growth trend

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

5y growth -5.2%

10y growth 34.1%

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

1y (index) -1.5%

5y (index) 16.5%

10y (index) 49.6%

Rental Range

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

Low £1,697/mo

Realistic £1,885/mo

Optimistic £2,074/mo

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

LHA (30th percentile) floor for Gloucester: £1,197/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BS6 7DB

Nearby

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

Type	Name	Distance
Bus stop	Kersteman Road	0.0 miles
Shop	Kersteman Road Garage	0.0 miles
Shop	Artizann Hair Studio	0.3 miles
Train station	Redland	0.4 miles
Train station	Montpelier	0.6 miles
University	University of the West of England	0.7 miles
Hospital	Spire Bristol	0.7 miles
University	City of Bristol College Ashley Down Centre	0.7 miles
Hospital	South West Regional Laboratories	0.9 miles

Street-level crime

Category	Count
Violence and sexual offences	180
Vehicle crime	92
Anti-social behaviour	67
Burglary	52
Public order	52
Shoplifting	52
Criminal damage and arson	46
Other theft	37
Bicycle theft	17
Robbery	15
Other crime	14
Drugs	11
Possession of weapons	6
Theft from the person	4
Total incidents	645

Within 1 mile during Mar 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
Redland Green School	Secondary	0.2 miles	Good — 23 Jan 2024
St Bonaventure's Catholic Primary School	Primary	0.3 miles	Good — 4 Jul 2013
Bishop Road Primary School	Primary	0.5 miles	Outstanding — 12 Dec 2023
Cotham Gardens Primary School	Primary	0.5 miles	— (Inspected (no overall grade))
E-Act Montpelier High School	Secondary	0.5 miles	Inadequate — 16 Jun 2022

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
5 Bed Maisonette, Cranbrook Road, BS6	£4,000/mo	5	0.07 miles	OpenRent

Average rent: £4,000/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.46%

Max investor price (0.8%) £500,000

Target investor price (1%) £400,000

Gross yield 5.5%

Cost-to-rent ratio 18.2×

Monthly cashflow £129/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.6%

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).