# 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 - **Current heating cost:** £316/year - **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 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. ## Property Photos - ![Photo](/listings/photos/30834203/1590606) - ![Photo](/listings/photos/30834203/1590607) - ![Photo](/listings/photos/30834203/1590608) - ![Photo](/listings/photos/30834203/1590609) - ![Photo](/listings/photos/30834203/1590610) - ![Photo](/listings/photos/30834203/1590611) - ![Photo](/listings/photos/30834203/1590612) - ![Photo](/listings/photos/30834203/1590613) - ![Photo](/listings/photos/30834203/1590614) - ![Photo](/listings/photos/30834203/1590615) - ![Photo](/listings/photos/30834203/1590616) - ![Photo](/listings/photos/30834203/1590617) ## 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)