# 3 bedroom apartment for sale (BH14 8JB) ## Property Details | Key | Value | |-----|-------| | Address | APARTMENT 3, HARBOUR WATCH, 391, SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE BH14 8JB | | Price | £830,000 | | Bedrooms | 3 | | Construction age | England and Wales: 1983-1990 | | Floor area | 166 m² | | Last sold | £812,500 Oct 2019 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Expiry date:** 28/12/2031 [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5869-4532-5669-1371-2222) ## Description Evening Hill is an exclusive enclave, situated between Lilliput and the world famous Sandbanks peninsula. The short distance from the beach, Lilliput shops and Salterns Marina, makes Evening Hill a great place to live. Located within the area are a variety of properties from multi million pound homes to garden apartments, many of which benefit from harbour and sea views. Evening Hill viewpoint is considered by many to afford the best views of Poole Harbour and Brownsea Island available anywhere. An immaculately presented three double bedroom first floor apartment which forms part of this desirable development, occupying an outstanding position on Evening Hill with beautiful panoramic views across Poole harbour, Brownsea Island and the Purbeck hills beyond. In recent years the apartment has been tastefully modernised throughout to a high standard, offering light and spacious accommodation extending to approximately 1,785 sq ft. The apartment is located on the first floor and accessed via an attractive communal lobby with lift service. On entering the apartment, you are greeted by a large reception lobby with a video entry phone system and ample built-in storage cupboards, plus an adjoining guest cloakroom. An impressive open plan arrangement opens to a spacious lounge, with immediate harbour views opening onto a south west facing balcony. The adjoining dining room enjoys a full height picture window, taking full advantage of the stunning panoramic harbour view. Double doors lead to a sizeable kitchen/breakfast room offering a comprehensive range of modern units, complete with granite work surfaces and incorporating a sociable breakfast bar. The integrated appliances include; Neff combi oven, Neff oven, Neff fridge and freezer, Miele dishwasher, Miele washer dryer, Neff induction hob and over hood extractor. The main front bedroom, also with views and direct access to the balcony, benefits from an en-suite shower room, with a Hafro multi jet power shower. Two further double bedrooms are served by the principal bathroom with a contemporary suite. The private south west facing balcony has a glass balustrade with chrome rail and breath-taking views beyond. Harbour Watch is set within beautifully established and well maintained communal grounds, which incorporates guest parking. The apartment is also conveyed with a good sized garage (B) located beside the rear entrance. Additional Information: Council Tax G £2,798 Built 1984 No pets allowed No holiday lets Residential lets permitted Maintenance charge - £1,132.25 per quarter Years on Lease: 165 Stunning panoramic harbour views Approximately 1,785 sq ft Recently modernised throughout Reception lobby and guest cloakroom Two large reception rooms Quality kitchen breakfast room Three double bedrooms Luxury en-suite shower and bathroom Communal lift service Private garage and guest parking Share of Freehold Viewing highly recommended ## Property Photos - ![Sandbanks Road, Evening Hill, BH14 8JB](/listings/photos/72412804/1590618) - Sandbanks Road, Evening Hill, BH14 8JB - ![Photo](/listings/photos/72412804/1590619) - ![Photo](/listings/photos/72412804/1590620) - ![Photo](/listings/photos/72412804/1590621) - ![Photo](/listings/photos/72412804/1590622) - ![Photo](/listings/photos/72412804/1590623) - ![Photo](/listings/photos/72412804/1590624) - ![Photo](/listings/photos/72412804/1590625) - ![Photo](/listings/photos/72412804/1590626) - ![Photo](/listings/photos/72412804/1590627) - ![Photo](/listings/photos/72412804/1590628) - ![Photo](/listings/photos/72412804/1590629) - ![Photo](/listings/photos/72412804/1590630) - ![Photo](/listings/photos/72412804/1590631) - ![Photo](/listings/photos/72412804/1590632) - ![Photo](/listings/photos/72412804/1590633) - ![Photo](/listings/photos/72412804/1590634) ## Floorplans - ![Floor Plan](/listings/photos/72412804/1590635) - Floor Plan - ![Floor Plan](/listings/photos/72412804/1590636) - Floor Plan ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HARBOUR WATCH, 391 APARTMENT 3 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8JB | £812,500 | 09/10/2019 | 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 | | [Same street] HARBOUR WATCH, 391 APARTMENT 15 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8JB | £1,250,000 | 26/01/2023 | 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:** £1,200,000 (2 sales) **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:** +155.5% ## 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 | 0.87 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:** 0.25% (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% - **Cost-to-rent:** 33.3× - **Monthly cashflow:** £-1,426/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -7.1% *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:** £6,241/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)