Sold STC Flat

APARTMENT 15

HARBOUR WATCH, 391, SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE BH14 8JB

3 beds 1,798 sq ft Listed 17 Aug 2010 (-5829d)

£715,000

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# 3 bedroom apartment for sale (BH14 8JB)

## Property Details

| Key | Value |
|-----|-------|
| Address | APARTMENT 15, HARBOUR WATCH, 391, SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE BH14 8JB |
| Price | £715,000 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 167 m² |
| Last sold | £1,250,000 Jan 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 30/10/2032
- **Est. upgrade cost to C:** £30

### Recommendations
- E (£30)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7398-3921-6200-2322-6204)

## Description

The accommodation extends to some 1790 sq ft, is both versatile and well planned and comprises spacious entrance hall, cloakroom, lounge and dining room, both with magnificent views and sliding double glazed doors to  a sun terrace.  A  well fitted kitchen with an extensive range of units and appliances, adjoining breakfast room, master bedroom with large ensuite bathroom, a split level guest wing with two double bedrooms and a family bathroom.

The apartment has the benefit of a single lock up garage with an electronically operated door and there is visitor parking within the grounds.

## Property Photos

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## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HARBOUR WATCH, 391 APARTMENT 15 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8JB | £1,250,000 | 26/01/2023 | 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 |
| 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 |
| [Same street] 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 2 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY | £1,750,000 | 16/05/2022 | Flat |
| INFINITY, 338 FLAT 4 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY | £1,525,000 | 16/05/2022 | Flat |
| INFINITY, 338 FLAT 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 |
| HEATHSIDE COURT, 28 FLAT 11 AVALON, LILLIPUT, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HT | £370,000 | 25/02/2022 | Flat |
| MINTERNE GRANGE, 24 FLAT 11 CRICHEL MOUNT ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8LU | £1,070,000 | 17/02/2022 | Flat |

**Street average:** £1,150,000 (1 sale)
**Area average:** £1,253,000 (20 sales)

## Price vs local average

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

- **Local average:** £324,833 (45 Flat, BH14, 2024–2026)
- **Deviation:** +120.1%

## 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

## 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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Lilliput Road, BH14 | £1,700/mo | 3 | 0.37 miles | OpenRent |
| 3 Bed Detached House, Lilliput, BH14 | £1,999/mo | 3 | 0.86 miles | OpenRent |
| 3 Bed Flat, Maxwell Road, BH13 | £2,150/mo | 3 | 0.91 miles | OpenRent |
| 3 Bed Flat, Maxwell Road, BH13 | £2,150/mo | 3 | 0.91 miles | OpenRent |
| 3 Bed Flat, The Esplanade, BH13 | £2,150/mo | 3 | 0.93 miles | OpenRent |
| 3 Bed Flat, Luscombe Road, BH14 | £1,995/mo | 3 | 0.98 miles | OpenRent |

**Average rent: £2,024/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £259,375
- **Target investor price (1%):** £207,500

*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 £2,075/mo).*

- **Gross yield:** 3.5%
- **Cost-to-rent:** 28.7×
- **Monthly cashflow:** £-973/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.6%

*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:** £4,281/m²

## 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

Floor area

167 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£1,250,000 Jan 2023

Price per m²

£4,281/m²

Local average

£324,833 (+120.1%)

Deprivation

Decile 10 (32,365 of 33,755)

Street crime

69 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

Harbour Watch is an attractive block of apartments which occupies one of the finest residential positions in the area. The apartment is located on the second floor of the East Wing of the building and offers excellent harbour views towards Brownsea Island Poole Harbour entrance, and the Purbeck Hills beyond.

The accommodation extends to some 1790 sq ft, is both versatile and well planned and comprises spacious entrance hall, cloakroom, lounge and dining room, both with magnificent views and sliding double glazed doors to a sun terrace. A well fitted kitchen with an extensive range of units and appliances, adjoining breakfast room, master bedroom with large ensuite bathroom, a split level guest wing with two double bedrooms and a family bathroom.

The apartment has the benefit of a single lock up garage with an electronically operated door and there is visitor parking within the grounds.

Listed by

Poole

Mays Estate Agents

Reference: 30834203

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 31/10/2022

Expiry date: 30/10/2032

Est. upgrade cost to C: £30

Recommendations

Low energy lighting for all fixed outlets (£30)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	26/01/2023 (3 years ago)	£1,250,000	—

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
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
Same street 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 2 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY	£1,750,000	16/05/2022	Flat
INFINITY, 338 FLAT 4 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY	£1,525,000	16/05/2022	Flat
INFINITY, 338 FLAT 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
HEATHSIDE COURT, 28 FLAT 11 AVALON, LILLIPUT, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HT	£370,000	25/02/2022	Flat
MINTERNE GRANGE, 24 FLAT 11 CRICHEL MOUNT ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8LU	£1,070,000	17/02/2022	Flat

Street average: £1,150,000 (1 sale)

Area average: £1,253,000 (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
Hospital	Nuffield Health Bournemouth Hospital	3.6 miles
Hospital	Kings Park Hospital	5.2 miles
University	Health Services University	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
3 Bed Semi-Detached House, Lilliput Road, BH14	£1,700/mo	3	0.37 miles	OpenRent
3 Bed Detached House, Lilliput, BH14	£1,999/mo	3	0.86 miles	OpenRent
3 Bed Flat, Maxwell Road, BH13	£2,150/mo	3	0.91 miles	OpenRent
3 Bed Flat, Maxwell Road, BH13	£2,150/mo	3	0.91 miles	OpenRent
3 Bed Flat, The Esplanade, BH13	£2,150/mo	3	0.93 miles	OpenRent
3 Bed Flat, Luscombe Road, BH14	£1,995/mo	3	0.98 miles	OpenRent

Average rent: £2,024/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.29%

Max investor price (0.8%) £259,375

Target investor price (1%) £207,500

Gross yield 3.5%

Cost-to-rent ratio 28.7×

Monthly cashflow £-973/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.6%

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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