# 2 bedroom apartment for sale (BS2 8SR)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 5, PORTLAND MANSIONS, 11 - 12, PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL BS2 8SR |
| Price | £415,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | C |
| Construction age | England and Wales: before 1900 |
| Floor area | 83 m² |
| Last sold | £410,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £271/year

### Recommendations
- Q (14,000)
- D (120)
- G (450)
- I (3,000)
- O (6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8613-6420-5859-7672-2906)

## Description

"There is so much we will miss about this flat, especially the high ceilings and huge windows that overlook the square, providing an ever-changing backdrop of greenery that really comes alive in autumn. The open-plan layout is perfect for hosting friends, and the sliding ladder is always a talking point (it’s even been featured in a few magazines)! The location is unbeatable, with most of Bristol within walking distance, and it’s right at the centre of St. Paul’s Carnival. Plus, with the Artist Residence just across the square, delicious pastries from Farro, and the New Bristol Brewery right around the corner, you have the best of the neighbourhood right on your doorstep."

Built in the early 19th century Portland Square is one of Bristol’s prettiest and most historic squares. Its centrally located making it really convenient for both work and leisure, being walking distance to Bristol City Centre, Cabot Circus shopping centre as well as Stokes Croft with its plethora of independent restaurants, shops and bars including Paco Taps, Canteen, Nadu and The Bristolian in Montpelier. Faro Bakery is a stone throw away and perfect for morning coffees and pastries on the weekend. The green spaces around the area, as well as the square itself are ideal for both exercising and socialising. Alongside all of this, this home is also well connected, being a few minutes’ walk from the city centre, a close drive to the M32 and beyond.

A truly impressive and meticulously styled two bedroom apartment in Portland Mansions, looking upon the square and offering a near eight metre long, open plan kitchen/living area. Tasteful but quality design has been at the forefront of the sellers renovation, which immediately catches your eye in the focal point of home, the living area. High ceilings, restored sash windows, engineered oak flooring, contemporary kitchen and rolling library ladder combine to create an enticing interior, rarely offered to market in the surrounding area. Entrance into the apartment is into a large hallway, and on the immediate left you are greeted by the primary bedroom suite, with near four metre high ceilings, light blue panelling behind the bedframe, large integrated wardrobes with the full height sash windows windows to match. A plush and marvellous en-suite bathroom greets you at the corner of the room, fully tiled, with a neutral and bold contrast, attributed by the walk in shower with gold taps and shower head. Adjacent to the en-suite is the main family bathroom suite, mirrored in style to the en-suite, presented in equally immaculate condition. A second double bedroom is found, before the walkway to the living area, mainly used an office, but offering adequate space for a relaxing family room, with double integrated wardrobes at the back of the room. Overall, a stunning spectacle which requires a physical viewing to appreciate its charm.

## Property Photos

- ![CD7A3217-HDR.jpg](/listings/photos/167603729/483367) - CD7A3217-HDR.jpg
- ![CD7A3250-HDR.jpg](/listings/photos/167603729/483369) - CD7A3250-HDR.jpg
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- ![CD7A3091-HDR.jpg](/listings/photos/167603729/483380) - CD7A3091-HDR.jpg
- ![CD7A3088-HDR.jpg](/listings/photos/167603729/483382) - CD7A3088-HDR.jpg
- ![CD7A3094-HDR.jpg](/listings/photos/167603729/483385) - CD7A3094-HDR.jpg
- ![CD7A3097-HDR.jpg](/listings/photos/167603729/483386) - CD7A3097-HDR.jpg
- ![CD7A3100-HDR.jpg](/listings/photos/167603729/483388) - CD7A3100-HDR.jpg
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- ![CD7A3106-HDR.jpg](/listings/photos/167603729/483390) - CD7A3106-HDR.jpg
- ![CD7A3229-HDR.jpg](/listings/photos/167603729/483391) - CD7A3229-HDR.jpg
- ![CD7A3122.jpg](/listings/photos/167603729/483393) - CD7A3122.jpg
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- ![CD7A3181-HDR.jpg](/listings/photos/167603729/483401) - CD7A3181-HDR.jpg
- ![CD7A3196-HDR.jpg](/listings/photos/167603729/483402) - CD7A3196-HDR.jpg
- ![CD7A3199-HDR.jpg](/listings/photos/167603729/483403) - CD7A3199-HDR.jpg
- ![CD7A3211-HDR.jpg](/listings/photos/167603729/483404) - CD7A3211-HDR.jpg
- ![CD7A3214-HDR.jpg](/listings/photos/167603729/483407) - CD7A3214-HDR.jpg

## Floorplans

- ![portlandmansions.jpg](/listings/photos/167603729/483410) - portlandmansions.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/167603729/483411) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| PORTLAND MANSIONS, 11 - 12 FLAT 5 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SR | £410,000 | 25/11/2025 | Flat |
| PORTLAND MANSIONS, 11 - 12 FLAT 5 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SR | £320,000 | 30/06/2021 | 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 |
|---------|-------|------|------|
| NORFOLK HOUSE FLAT 3 NORFOLK AVENUE, BRISTOL, CITY OF BRISTOL, BS2 8RQ | £200,000 | 13/01/2026 | Flat |
| CAVE COURT FLAT 44 WILDER STREET, BRISTOL, CITY OF BRISTOL, BS2 8QZ | £352,000 | 19/12/2025 | Flat |
| CABOT24 APARTMENTS, 3 FLAT 2 SURREY STREET, BRISTOL, CITY OF BRISTOL, BS2 8PS | £280,000 | 22/03/2024 | Flat |
| ST CLEMENTS COURT 30 WILSON STREET, BRISTOL, CITY OF BRISTOL, BS2 9HA | £237,500 | 22/11/2023 | Flat |
| [Same street] PORTLAND MANSIONS, 11 - 12 FLAT 3 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SR | £375,000 | 09/08/2023 | Flat |
| 20 APARTMENT 1 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SJ | £421,000 | 21/04/2023 | Flat |
| OLD SHOE FACTORY FLAT 15 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8RR | £395,000 | 06/04/2023 | Flat |
| 25 APARTMENT 1 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SA | £280,000 | 15/03/2023 | Flat |
| 15 ST PAUL STREET, BRISTOL, CITY OF BRISTOL, BS2 8AN | £270,000 | 20/12/2022 | Flat |
| ST CLEMENTS COURT 51 WILSON STREET, BRISTOL, CITY OF BRISTOL, BS2 9HA | £220,000 | 11/11/2022 | Flat |
| CENTURY PLACE APARTMENT 11 ST PAUL STREET, BRISTOL, CITY OF BRISTOL, BS2 8AN | £240,000 | 11/11/2022 | Flat |
| OLD SHOE FACTORY FLAT 26 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8RR | £370,000 | 09/11/2022 | Flat |
| OLD SHOE FACTORY FLAT 1 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8RR | £475,000 | 02/11/2022 | Flat |
| [Same street] PORTLAND MANSIONS, 11 - 12 FLAT 1 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SR | £365,000 | 30/09/2022 | Flat |
| 8 FLAT 2 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8ST | £268,449 | 30/09/2022 | Flat |
| 4 FLAT 5 PRITCHARD STREET, BRISTOL, CITY OF BRISTOL, BS2 8RH | £252,500 | 12/08/2022 | Flat |
| TRELAWNY HOUSE FLAT 5 SURREY STREET, BRISTOL, CITY OF BRISTOL, BS2 8PS | £175,000 | 15/07/2022 | Flat |
| OLD SHOE FACTORY FLAT 17 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8RR | £285,250 | 27/06/2022 | Flat |
| 24 FLAT 4 GLOUCESTER STREET, ST PAULS, BRISTOL, CITY OF BRISTOL, BS2 8PN | £275,000 | 15/06/2022 | Flat |
| 8 FLAT 15 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8ST | £365,000 | 26/05/2022 | Flat |
| CABOT24 APARTMENTS, 3 FLAT 19 SURREY STREET, BRISTOL, CITY OF BRISTOL, BS2 8PS | £200,000 | 25/04/2022 | Flat |
| 8 FLAT 4 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8ST | £368,000 | 06/04/2022 | Flat |
| [Same street] PORTLAND MANSIONS, 11 - 12 FLAT 9 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SR | £315,000 | 25/02/2022 | Flat |
| [Same street] PORTLAND MANSIONS, 11 - 12 FLAT 7 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SR | £348,000 | 29/06/2021 | Flat |

**Street average:** £350,750 (4 sales)
**Area average:** £296,485 (20 sales)

## Price vs local average

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

- **Local average:** £243,737 (19 Flat, BS2, 2024–2026)
- **Deviation:** +70.3%

## Rental Range

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

- **Low:** £1,697/mo
- **Realistic:** £1,885/mo
- **Optimistic:** £2,074/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £723/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, Dean Street, BS2 | £1,700/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Flat, Cave Street, BS2 | £1,500/mo | 2 | 0.09 miles | OpenRent |
| 2 Bed Maisonette, Wilder Street, BS2 | £1,395/mo | 2 | 0.15 miles | OpenRent |
| 2 Bed Flat, Grosvenor House, BS2 | £1,800/mo | 2 | 0.17 miles | OpenRent |

**Average rent: £1,599/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.6×
- **Monthly cashflow:** £-219/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.2%

*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:** £5,000/m²

## Capital growth trend

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

- **5y growth:** -1.8%
- **10y growth:** 39.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -4.6%
- **5y growth (index):** 5.3%
- **10y growth (index):** 30.7%

## 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)