# 4 bedroom detached house for sale (BH12 5EY) ## Property Details | Key | Value | |-----|-------| | Address | 6 SMITHSON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE BH12 5EY | | Price | £650,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Construction age | England and Wales: 1983-1990 | | Floor area | 124 m² | | Last sold | £250,000 May 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 09/06/2035 - **Current heating cost:** £886/year - **Est. upgrade cost to C:** £14,500 ### Recommendations - W2 (£4,000 - £6,000) - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9800-3029-0206-2855-2200) ## Description An immaculately presented four bedroom detached home situated in the sought after Talbot Village location within easy reach of Bournemouth and Poole Town Centres and popular school catchments. The property has been maintained and updated to an exceptional standard by the current owner whilst being positioned on arguably one of Talbot Village's finest plots. The property further benefits from a modern fitted kitchen and two bath/shower rooms along with a study, separate office area, pressurised heating system, off road parking and garage with a particular feature being the impressive and sizeable southerly facing rear garden.  On entering the property a welcoming entrance hall, with stairs leading to the first floor landing, opens into a light and spacious living room which leads into a separate dining room providing access to the rear garden. A modern kitchen/breakfast room offers a comprehensive range of floor and wall mounted units complimented with a matching work surface and leading into a separate utility room with side access to the rear garden. The ground floor accommodation is complete with a study, WC and additional office/play room. Situated on the first floor are the property's four bedrooms, all of which are generously sized with the spacious master bedroom being served by a modern fitted en suite shower room. Completing the accommodation is a further modern fitted family bathroom comprising a WC, wash hand basin and bath with shower over. Externally the property is superbly positioned within a generously sized, sunny aspect plot offering a southerly aspect and ample privacy whilst being mainly laid to lawn with a patio seating area adjoining the rear of the property. To the front an attractive block paved driveway provides ample off road parking and leads to a garage with electrically operated door. EPC RATING: C       COUNCIL TAX BAND: E AGENTS NOTE: The heating system, mains and appliances have not been tested by Hearnes Estate Agents. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. Whilst reasonable endeavours have been made to ensure that the information given in our sales particulars are as accurate as possible, this information has been provided to us by the seller and is not guaranteed. Any intending buyer should not rely upon the information we have supplied and should satisfy themselves by inspection, searches, enquiries, and survey as to the correctness of each statement before making a financial or legal commitment. We have not checked the legal documentation to verify the legal status, including the lease term and ground rent and escalation of ground rent of the property (where applicable). A buyer must not rely upon the information provided until it has been verified by their own solicitors. ## Property Photos - ![Photo](/listings/photos/163303805/1330265) - ![Photo](/listings/photos/163303805/1330266) - ![Photo](/listings/photos/163303805/1330267) - ![Photo](/listings/photos/163303805/1330268) - ![Photo](/listings/photos/163303805/1330269) - ![Photo](/listings/photos/163303805/1330270) - ![Photo](/listings/photos/163303805/1330271) - ![Photo](/listings/photos/163303805/1330272) - ![Photo](/listings/photos/163303805/1330273) - ![Photo](/listings/photos/163303805/1330274) - ![Photo](/listings/photos/163303805/1330275) - ![Photo](/listings/photos/163303805/1330276) - ![Photo](/listings/photos/163303805/1330277) - ![Photo](/listings/photos/163303805/1330278) - ![Photo](/listings/photos/163303805/1330279) - ![Photo](/listings/photos/163303805/1330280) - ![Photo](/listings/photos/163303805/1330281) - ![Photo](/listings/photos/163303805/1330282) - ![Photo](/listings/photos/163303805/1330283) ## Floorplans - ![Floorplan 1](/listings/photos/163303805/1330284) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/163303805/1330285) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 6 SMITHSON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5EY | £250,000 | 10/05/2024 | 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 | |---------|-------|------|------| | 3 VINE FARM CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5EL | £585,000 | 14/01/2026 | Detached | | 34 ISAACS CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5HE | £510,000 | 11/12/2025 | Detached | | 24 ISAACS CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5HE | £475,000 | 29/08/2025 | Detached | | 3 GEORGINA CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5EH | £550,000 | 23/07/2025 | Detached | | 23 CATON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5EU | £551,000 | 24/03/2025 | Detached | | 6 LAIDLAW CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5EW | £430,000 | 10/08/2023 | Detached | | 28 ISAACS CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5HE | £545,000 | 28/03/2023 | Detached | | [Same street] 27 SMITHSON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5EY | £570,000 | 01/12/2022 | Detached | | 14 BISHOP CLOSE, TALBOT VILLAGE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5HT | £345,000 | 23/11/2022 | Detached | | 11 CATON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5EU | £628,000 | 04/11/2022 | Detached | | 4 GEORGINA CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5EH | £574,500 | 21/10/2022 | Detached | | 16 VINE FARM CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5EJ | £425,000 | 26/07/2022 | Detached | | 16 LAIDLAW CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5EW | £625,000 | 18/07/2022 | Detached | | 30 MCWILLIAM CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5HP | £350,000 | 13/06/2022 | Detached | | 30 ISAACS CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5HE | £665,000 | 09/06/2022 | Detached | | 19 VINE FARM ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5EN | £612,500 | 07/06/2022 | Detached | | 25 VALLEY VIEW, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5EP | £525,000 | 26/05/2022 | Detached | | 12 DREW CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5ET | £692,000 | 31/01/2022 | Detached | | 51 ISAACS CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5HE | £520,000 | 07/01/2022 | Detached | | 9 BAVERSTOCK ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5EX | £471,000 | 25/11/2021 | Detached | | 41 DREW CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH12 5ES | £490,000 | 19/11/2021 | Detached | **Street average:** £570,000 (1 sale) **Area average:** £528,450 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £381,972 (53 Detached, BH12, 2024–2026) - **Deviation:** +70.2% ## 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 ## 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 | |------|------|------|------|------| | 4 Bed Detached House, Alton Road, BH10 | £720/mo | 4 | 0.4 miles | OpenRent | **Average rent: £720/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.11% (weak for cashflow) - **Max investor price (0.8%):** £90,000 - **Target investor price (1%):** £72,000 *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 £720/mo).* - **Gross yield:** 1.3% - **Cost-to-rent:** 75.2× - **Monthly cashflow:** £-1,937/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -12.3% *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:** £5,242/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 3.2% - **10y growth:** 39.2% ## House Price Index (HM Land Registry) *Official index for Bournemouth Christchurch and Poole; Detached series; as of April 2026.* - **1y growth (index):** -0.8% - **5y growth (index):** 11.2% - **10y growth (index):** 30.4% ## 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)