# 2 bedroom ground floor flat for sale (BS4 1FF)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 1, 8 HENGROVE WAY, BRISTOL, CITY OF BRISTOL BS4 1FF |
| Price | £200,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Floor area | 62 m² |
| Last sold | £195,000 May 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 10/03/2029
- **Current heating cost:** £158/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8581-7237-6310-9359-5992)

## Description

**SUMMARY**

Boasting a LIGHT BRIGHT LOUNGE which benefits from FLOOR-TO-CEILING WINDOWS, a MODERN KITCHEN which is FITTED WITH INTEGRATED APPLIANCES, as well as TWO WELL-PROPORTIONED BEDROOMS and a CLEAN BATHROOM which is in GREAT CONDITION!

**DESCRIPTION**

This STYLISH GROUND FLOOR FLAT is incredibly WELL-PRESENTED THROUGHOUT and positioned within close proximity to FANTASTIC LEISURE FACILITIES!

Boasting a LIGHT BRIGHT LOUNGE which benefits from FLOOR-TO-CEILING WINDOWS, a MODERN KITCHEN which is FITTED WITH INTEGRATED APPLIANCES, as well as TWO WELL-PROPORTIONED BEDROOMS and a CLEAN BATHROOM which is in GREAT CONDITION!

The property includes an ALLOCATED OFF-STREET PARKING SPACE and would be perfect for FIRST-TIME BUYERS looking to get onto the property ladder, INVESTORS that want a BUY-TO-LET INVESTMENT and PROFESSIONALS looking to have GREAT TRANSPORT LINKS neaby!

AVAILABLE TO VIEW NOW!

***Call the Connells Southville Team on   for more information or to book your viewing slot***

**Entrance Hallway** 

You're welcomed into this modern ground floor flat via a door to the front. The hallway comprises an in-built cupboard for additional storage space, a wall-mounted radiator and is laid with high-quality laminate flooring. There is access to the lounge, both bedrooms and the bathroom from here.

**Lounge ** 

An incredibly well-presented living space which benefits from two floor-to-ceiling UPVC double-glazed windows to the rear, that allow plenty of natural daylight into the room, there is a wall-mounted radiator, a telephone point, a television point and is laid with grey carpet which is in great condition. 

There is also space for a dining area should you so wish!

**Kitchen** 

A modern kitchen which is fully-fitted with white high-gloss wall and base units for optimal storage space, contrasting work surfaces with splashbacks, a stainless-steel sink/drainer with mixer-tap and two UPVC double-glazed windows located above. 

Further benefits include integrated appliances; an electric oven with a gas hob and an overhead extractor hood, a washing machine, a dishwasher and a fridge/freezer. There is also a wall-mounted radiator, the floors are laid with laminate flooring for easy-maintenance and the combi-boiler is housed here.

**Bedroom One** 13' 7" x 9' 5" ( 4.14m x 2.87m )

A well-proportioned double bedroom which benefits from two floor-to-ceiling UPVC double-glazed windows to the rear, a wall-mounted radiator and is laid with carpet for warmth.

**Bedroom Two** 11' 1" x 8' 4" ( 3.38m x 2.54m )

Another fantastic double bedroom which features a floor-to-ceiling UPVC double-glazed window to the rear, a wall-mounted radiator and is laid with carpet.

**Bathroom** 

A clean bathroom which benefits from a modern white suite; a bath with a mixer-tap, an overhead shower and an accompanying shower screen, a low-level WC, a wash hand basin, a wall-mounted radiator and is laid with 'tile-effect' vinyl flooring for durability.

**Parking / Communal Facilities** 

The property has access to a communal bin store and bike shed, as well as providing an allocated off-street parking space.

**Property Location** 

The property is ideally situated within close proximity to great leisure facilities such as Hengrove Leisure park, which comprises a cinema complex, eateries and pubs, Hengrove Leisure Centre for access to a fantastic swimming pool and gym, as well as Imperial Retail Park, which features great retail chain brands. 

This flat is also well-connected with reliable transport links to Bristol City Centre, the A4 Ring Road to Bath, Bristol International Airport, nearby supermarkets, and has easy access to Parson Street Train Station.

Lease details are currently being compiled.  For further information please contact the branch.  Please note additional fees could be incurred for items such as leasehold packs.

1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2: These particulars do not constitute part or all of an offer or contract.

3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4: Potential buyers are advised to recheck the measurements before committing to any expense.

5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.

6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

## Property Photos

- ![Photo](/listings/photos/77828043/522404)
- ![Photo](/listings/photos/77828043/522407)
- ![Photo](/listings/photos/77828043/522409)
- ![Photo](/listings/photos/77828043/522410)
- ![Photo](/listings/photos/77828043/522412)
- ![Photo](/listings/photos/77828043/522414)
- ![Photo](/listings/photos/77828043/522416)

## Floorplans

- ![Floorplan 1](/listings/photos/77828043/522418) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/77828043/522426) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 FLAT 1 HENGROVE WAY, BRISTOL, CITY OF BRISTOL, BS4 1FF | £195,000 | 18/05/2021 | 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 |
|---------|-------|------|------|
| 6 FLAT 2 HENGROVE WAY, BRISTOL, CITY OF BRISTOL, BS4 1FE | £105,750 | 08/12/2025 | Flat |
| 12 FLAT 5 HENGROVE WAY, BRISTOL, CITY OF BRISTOL, BS4 1FH | £120,000 | 02/06/2025 | Flat |
| [Same street] 8 FLAT 4 HENGROVE WAY, BRISTOL, CITY OF BRISTOL, BS4 1FF | £144,000 | 08/12/2023 | Flat |
| 6 FLAT 7 HENGROVE WAY, BRISTOL, CITY OF BRISTOL, BS4 1FE | £168,750 | 08/09/2023 | Flat |
| 18 FLAT 10 ABRAHAMS CLOSE, BRISTOL, CITY OF BRISTOL, BS4 1FQ | £232,500 | 11/11/2022 | Flat |
| 18 FLAT 1 ABRAHAMS CLOSE, BRISTOL, CITY OF BRISTOL, BS4 1FQ | £232,000 | 23/09/2022 | Flat |
| 4 FLAT 4 HENGROVE WAY, BRISTOL, CITY OF BRISTOL, BS4 1FD | £230,000 | 05/08/2022 | Flat |
| 12 FLAT 1 HENGROVE WAY, BRISTOL, CITY OF BRISTOL, BS4 1FH | £92,250 | 19/07/2022 | Flat |
| 12 FLAT 5 HENGROVE WAY, BRISTOL, CITY OF BRISTOL, BS4 1FH | £110,000 | 07/07/2022 | Flat |
| 4 FLAT 5 HENGROVE WAY, BRISTOL, CITY OF BRISTOL, BS4 1FD | £210,500 | 08/12/2021 | Flat |
| 66 FLAT 4 MANNING ROAD, BRISTOL, CITY OF BRISTOL, BS4 1FN | £204,995 | 08/10/2021 | Flat |
| 4 FLAT 2 HENGROVE WAY, BRISTOL, CITY OF BRISTOL, BS4 1FD | £212,000 | 30/09/2021 | Flat |
| 18 TARNOCK AVENUE, BRISTOL, CITY OF BRISTOL, BS14 9RT | £185,000 | 17/09/2021 | Flat |
| 66 FLAT 2 MANNING ROAD, BRISTOL, CITY OF BRISTOL, BS4 1FN | £202,995 | 17/09/2021 | Flat |
| 66 FLAT 3 MANNING ROAD, BRISTOL, CITY OF BRISTOL, BS4 1FN | £204,995 | 17/09/2021 | Flat |
| 66 FLAT 1 MANNING ROAD, BRISTOL, CITY OF BRISTOL, BS4 1FN | £202,995 | 17/09/2021 | Flat |
| 66 FLAT 5 MANNING ROAD, BRISTOL, CITY OF BRISTOL, BS4 1FN | £206,995 | 17/09/2021 | Flat |
| 66 FLAT 6 MANNING ROAD, BRISTOL, CITY OF BRISTOL, BS4 1FN | £206,995 | 17/09/2021 | Flat |
| 2 FLAT 6 HENGROVE WAY, BRISTOL, CITY OF BRISTOL, BS4 1FB | £212,500 | 09/07/2021 | Flat |
| 12 FLAT 8 HENGROVE WAY, BRISTOL, CITY OF BRISTOL, BS4 1FH | £92,250 | 30/06/2021 | Flat |

**Street average:** £144,000 (1 sale)
**Area average:** £180,709 (19 sales)

## Price vs local average

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

- **Local average:** £211,834 (38 Flat, BS4, 2024–2026)
- **Deviation:** -5.6%

## Rental Range

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

- **Low:** £1,695/mo
- **Realistic:** £1,883/mo
- **Optimistic:** £2,071/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,092/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, Lake Shore, BS13 | £1,500/mo | 2 | 0.89 miles | OpenRent |

**Average rent: £1,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.75% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 9%
- **Cost-to-rent:** 11.1×
- **Monthly cashflow:** £537/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.1%

*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:** £3,226/m²

## Capital growth trend

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

- **5y growth:** 11.4%
- **10y growth:** 26.1%

## House Price Index (HM Land Registry)

*Official index for City of Bristol; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -5.5%
- **5y growth (index):** 3.8%
- **10y growth (index):** 28.5%

## 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)