# 2 bedroom flat for sale (BH1 3DU)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT B18, ELIZABETH COURT, GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, BOURNEMOUTH BH1 3DU |
| Price | £209,950 |
| Bedrooms | 2 |
| Last sold | £116,000 Jun 2001 |

## Description

GOADSBY ARE PLEASED TO OFFER THIS VERY WELL PRESENTED TWO DOUBLE BEDROOM FIRST FLOOR APARTMENT WITH SEA VIEWS IN THIS SOUGHT AFTER BLOCK ON BOURNEMOUTH'S EAST CLIFF, CLOSE TO THE TOWN CENTRE.

Precis of accommodation * Two Double Bedrooms * Lounge * Kitchen * Good Sized Balcony * Bathroom*

Further Benefits include * Sea Views from all Principal Rooms * Electric Heating * Secure Underground Parking * Ample Visitors Parking * Caretaker on Site *

**** 

Bournemouth boasts independent retail outlets, departmental stores, entertainment, sporting and recreational facilities and sandy bathing beaches.  Bournemouth Travel Interchange and the A338 connecting Bournemouth and surrounding areas are within Bournemouth Town Centre.  The area is well served with churches of major denominations and schools for children of all ages. The accommodation with approximate room measurements is as follows:

Through Front Door into Entrance Hall.

**Entrance Hall** 

Coved and textured ceiling with two ceiling light points. Night storage heater. Range of power points. Telephone point. Telephone entry system. Storage cupboard also housing the consumer unit. Doors to all principal rooms.

**Lounge** 4.85m (15'11)  x 3.56m (11'8) 

Coved and textured ceiling with ceiling light point. Front aspect double glazed window with sea views and double glazed door leading out on to Balcony. Night storage heater. Telephone point. Television point. Range of power points. Space for electric fire with tiled surround.

**Balcony** 

The balcony overlooks the well maintained communal gardens and also provides sea views. There is space for entertaining.

**Kitchen** 2.9m (9'6)  x 2.01m (6'7) 

The kitchen has recently been modernised and has textured ceiling with ceiling light point. Front aspect double glazed window providing sea views. One and a half bowl stainless steel sink unit with mixer tap over and side drainer recessed into roll top work surface. A range of base level cupboards and drawers and range of eye level cupboards. Space for washing machine. Space for tall standing fridge/freezer. Dual oven and grill with cupboards over. Four ring halogen hob with extractor fan above. Range of power points.

**Bedroom 1** 3.15m (10'4) to wardrobe x 3.02m (9'11) 

Coved and textured ceiling with ceiling light point. Front aspect double glazed window. Range of power points. Night storage heater. Built in wardrobe. Telephone point.

**Bedroom 2** 3.84m (12'7)  x 2.49m (8'2) 

Coved and textured ceiling with ceiling light point. Front aspect double glazed window. Range of power points. Night storage heater.

**Bathroom** 

Textured ceiling with ceiling light point. Obscured front aspect double glazed window. Night storage heater. Panelled bath with mixer tap over and electric shower. Low level w.c. Pedestal wash hand basin with hot and cold taps over. Airing cupboard housing hot water tank. Partly tiled walls. Fully tiled floor. 

**Energy Efficiency Rating** 

**** 

**VIEWING**Strictly through the vendors agents GOADSBY 

ALL MEASUREMENTS QUOTED ARE APPROX. AND FOR GUIDANCE ONLY.  THE FIXTURES, FITTINGS & APPLIANCES HAVE NOT BEEN TESTED AND THEREFORE NO GUARANTEE CAN BE GIVEN THAT THEY ARE IN WORKING ORDER.  YOU ARE ADVISED TO CONTACT THE LOCAL AUTHORITY FOR DETAILS OF COUNCIL TAX.  PHOTOGRAPHS ARE REPRODUCED FOR GENERAL INFORMATION AND IT CANNOT BE INFERRED THAT ANY ITEM SHOWN IS INCLUDED.

These particulars are believed to be correct but their accuracy cannot be guaranteed and they do not constitute an offer or form part of any contract.

Solicitors are specifically requested to verify the details of our sales particulars in the pre-contract enquiries, in particular the price, local and other searches, in the event of a sale.

**MORTGAGE SERVICES **

Goadsby Mortgage Services are delighted to provide you with "Whole of Market" mortgage advice for the purchase of this or any other property you may eventually buy, whether through Goadsby or not. This service is without obligation and gives access to all the Major Lenders to ensure we tailor-make a mortgage package to your own individual needs. 

YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE. We rarely charge a fee for our advice but it is dependent on your circumstances and if we were to charge a fee we estimate it would be around £250.

## Property Photos

- ![Photo](/listings/photos/22054472/1245072)
- ![Photo](/listings/photos/22054472/1245073)
- ![Photo](/listings/photos/22054472/1245074)
- ![Photo](/listings/photos/22054472/1245078)
- ![Photo](/listings/photos/22054472/1245084)
- ![Photo](/listings/photos/22054472/1245088)
- ![Photo](/listings/photos/22054472/1245094)
- ![Photo](/listings/photos/22054472/1245099)
- ![EPC](/listings/photos/22054472/1245102) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ELIZABETH COURT FLAT B18 GROVE ROAD, BOURNEMOUTH, BH1 3DU | £116,000 | 07/06/2001 | Flat |
| ELIZABETH COURT FLAT B18 GROVE ROAD, BOURNEMOUTH, BH1 3DU | £72,000 | 15/08/1997 | Flat |
| ELIZABETH COURT FLAT B18 GROVE ROAD, BOURNEMOUTH, BH1 3DU | £67,000 | 27/06/1997 | 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 |
|---------|-------|------|------|
| ELIZABETH COURT FLAT A5 GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DR | £167,000 | 16/01/2026 | Flat |
| EMBASSY COURT, 26 FLAT 30 GERVIS ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DW | £293,000 | 04/12/2025 | Flat |
| ELIZABETH COURT FLAT B19 GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DU | £212,500 | 24/07/2025 | Flat |
| LITTLE FORREST MANSION FLAT 7 BATH ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 2ES | £145,000 | 18/07/2025 | Flat |
| ELIZABETH COURT FLAT F11 GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DT | £255,000 | 26/02/2025 | Flat |
| ELIZABETH COURT FLAT A16 GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DU | £255,000 | 29/01/2025 | Flat |
| ELIZABETH COURT FLAT C15 GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DU | £286,000 | 02/02/2024 | Flat |
| EAST CLIFF HOUSE, 7 FLAT 6 EAST OVERCLIFF DRIVE, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3AD | £1,040,000 | 20/12/2023 | Flat |
| ELIZABETH COURT FLAT E19 GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DX | £250,000 | 15/12/2023 | Flat |
| GARDEN HOUSE, 3 FLAT 8 MEYRICK ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3EB | £260,000 | 23/10/2023 | Flat |
| LITTLE FORREST MANSION FLAT 9 BATH ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 2ES | £182,500 | 13/10/2023 | Flat |
| LITTLE FORREST MANSION FLAT 6 BATH ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 2ES | £182,500 | 13/10/2023 | Flat |
| EAST CLIFF HOUSE, 7 FLAT 1 EAST OVERCLIFF DRIVE, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3AD | £1,035,000 | 15/09/2023 | Flat |
| EAST CLIFF HOUSE, 7 FLAT 5 EAST OVERCLIFF DRIVE, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3AD | £880,000 | 13/09/2023 | Flat |
| ELIZABETH COURT FLAT C3 GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DR | £250,000 | 13/09/2023 | Flat |
| GARDEN HOUSE, 3 FLAT 8 MEYRICK ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3EB | £220,000 | 08/09/2023 | Flat |
| EAST CLIFF HOUSE, 7 FLAT 2 EAST OVERCLIFF DRIVE, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3AD | £995,000 | 29/08/2023 | Flat |
| LITTLE FORREST MANSION FLAT 4 BATH ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 2ES | £192,000 | 24/08/2023 | Flat |
| EAST CLIFF HOUSE, 7 FLAT 3 EAST OVERCLIFF DRIVE, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3AD | £1,050,000 | 09/08/2023 | Flat |
| AMBERLEY COURT 5 BATH ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 2NL | £230,000 | 11/05/2023 | Flat |

**Area average:** £419,025 (20 sales)

## Price vs local average

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

- **Local average:** £182,985 (74 Flat, BH1, 2024–2026)
- **Deviation:** +14.7%

## Rental Range

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

- **Low:** £1,264/mo
- **Realistic:** £1,404/mo
- **Optimistic:** £1,544/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £778/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 |
|------|------|------|------|------|
| 2 Bed Flat, Elizabeth Court, BH1 | £1,350/mo | 2 | 0.01 miles | OpenRent |
| 2 Bed Flat, Princes Gate, BH1 | £1,500/mo | 2 | 0.19 miles | OpenRent |

**Average rent: £1,425/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.68% (weak for cashflow)
- **Max investor price (0.8%):** £178,125
- **Target investor price (1%):** £142,500

*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 £1,425/mo).*

- **Gross yield:** 8.1%
- **Cost-to-rent:** 12.3×
- **Monthly cashflow:** £431/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.5%

*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:** -25.8%
- **10y growth:** -11.4%

## 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)