Sold Commercial Property

80 STAPLETON ROAD

BRISTOL, CITY OF BRISTOL BS5 0PW

2 beds Listed 8 Oct 2009 (-6129d)

£125,000

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# Commercial property for sale (BS5 0PW)

## Property Details

| Key | Value |
|-----|-------|
| Address | 80 STAPLETON ROAD, BRISTOL, CITY OF BRISTOL BS5 0PW |
| Price | £125,000 |
| Bedrooms | 2 |
| Last sold | £140,000 Dec 2009 |

## Description

A mid terrace building comprising a butchers shop on the ground floor and a 2 bedroom maisonette above.  The maisonette is accessed from Webb Street.  The property is let as a whole to one tenant paying a total rent of £13,300 per annum.

## Property Photos

- ![Photo](/listings/photos/27403028/1067152)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 80 STAPLETON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0PW | £140,000 | 04/12/2009 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| CIRCUIT 32 UNIT 9 EASTON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0DB | £310,000 | 20/12/2023 | Other |
| 162 PENNYWELL ROAD, BRISTOL, CITY OF BRISTOL, BS5 0TX | £652,000 | 19/10/2023 | Other |
| 250 STAPLETON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0NT | £245,000 | 04/04/2023 | Other |
| 16 EASTBOURNE ROAD, BRISTOL, CITY OF BRISTOL, BS5 0HN | £440,000 | 13/12/2022 | Other |
| CIRCUIT 32 UNIT 7 EASTON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0DB | £210,000 | 16/11/2022 | Other |
| CIRCUIT 32 UNIT 5 EASTON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0DB | £420,000 | 16/11/2022 | Other |
| 4 CABOT GREEN, LAWRENCE HILL, BRISTOL, CITY OF BRISTOL, BS5 0AR | £315,000 | 01/08/2022 | Other |
| 202 STAPLETON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0NY | £290,000 | 13/07/2022 | Other |
| CIRCUIT, 32 UNIT 8 EASTON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0DB | £375,000 | 30/06/2022 | Other |
| 202 LAWRENCE HILL, BRISTOL, CITY OF BRISTOL, BS5 0DR | £150,000 | 30/06/2022 | Other |
| 8 NICHOLAS ROAD, BRISTOL, CITY OF BRISTOL, BS5 0LY | £385,000 | 14/06/2022 | Other |
| BARROW COURT 1 BARROW ROAD, BRISTOL, CITY OF BRISTOL, BS5 0HU | £4,300,000 | 22/04/2022 | Other |
| UNIT C BAPTIST MILLS COURT, BRISTOL, CITY OF BRISTOL, BS5 0FJ | £60,000 | 09/03/2022 | Other |
| 10 EUGENE STREET, ST JUDES, BRISTOL, CITY OF BRISTOL, BS5 0TN | £3,000,000 | 31/12/2021 | Other |
| 30 - 64 PENNYWELL ROAD, BRISTOL, CITY OF BRISTOL, BS5 0TG | £8,000,000 | 30/11/2021 | Other |
| ALL HALLOWS CHURCH HALL ALL HALLOWS ROAD, BRISTOL, CITY OF BRISTOL, BS5 0HH | £85,000 | 11/11/2021 | Other |
| THE FORGE, 87 FLAT 1 BARROW ROAD, BRISTOL, CITY OF BRISTOL, BS5 0AE | £2,240,000 | 10/11/2021 | Other |
| LANDROSE HOUSE, 3 LAWRENCE HILL, BRISTOL, CITY OF BRISTOL, BS5 0BY | £920,000 | 29/10/2021 | Other |

**Area average:** £1,244,278 (18 sales)

## Price vs local average

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

- **Local average:** £454,996 (12 Other, BS5, 2024–2026)
- **Deviation:** -72.5%

## Rental Range

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

- **Low:** £1,695/mo
- **Realistic:** £1,883/mo
- **Optimistic:** £2,071/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,092/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 | As seen on |
|------|------|------|------|
| 2 Bed Flat, Talavera Close, BS2 | £1,400/mo | 2 | OpenRent |
| 2 Bed Flat, Centrum, BS5 | £1,600/mo | 2 | OpenRent |

**Average rent: £1,500/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.2% (strong)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 14.4%
- **Cost-to-rent:** 6.9×
- **Monthly cashflow:** £833/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 27.6%

*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).*

## Capital growth trend

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

- **5y growth:** -56.8%
- **10y growth:** -27.9%

## House Price Index (HM Land Registry)

*Official index for City of Bristol; All dwelling types series; as of April 2026.*

- **1y growth (index):** 0.3%
- **5y growth (index):** 14.1%
- **10y growth (index):** 43.7%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

Listing type

Auction

Photo 1

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Property details

Listing category

Auction

Last sold

£140,000 Dec 2009

Local average

£454,996 (-72.5%)

Deprivation

Decile 1 (2,960 of 33,755)

Key features

For Sale By Auction
28Th Ocotber 2009

Description

A mid terrace building comprising a butchers shop on the ground floor and a 2 bedroom maisonette above. The maisonette is accessed from Webb Street. The property is let as a whole to one tenant paying a total rent of £13,300 per annum.

Listed by

Bristol

Morgan Beddoe

Reference: 27403028

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Price history

Event	Date	Price	% change
Sold	04/12/2009 (16 years ago)	£140,000	—

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
CIRCUIT 32 UNIT 9 EASTON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0DB	£310,000	20/12/2023	Other
162 PENNYWELL ROAD, BRISTOL, CITY OF BRISTOL, BS5 0TX	£652,000	19/10/2023	Other
250 STAPLETON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0NT	£245,000	04/04/2023	Other
16 EASTBOURNE ROAD, BRISTOL, CITY OF BRISTOL, BS5 0HN	£440,000	13/12/2022	Other
CIRCUIT 32 UNIT 7 EASTON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0DB	£210,000	16/11/2022	Other
CIRCUIT 32 UNIT 5 EASTON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0DB	£420,000	16/11/2022	Other
4 CABOT GREEN, LAWRENCE HILL, BRISTOL, CITY OF BRISTOL, BS5 0AR	£315,000	01/08/2022	Other
202 STAPLETON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0NY	£290,000	13/07/2022	Other
CIRCUIT, 32 UNIT 8 EASTON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0DB	£375,000	30/06/2022	Other
202 LAWRENCE HILL, BRISTOL, CITY OF BRISTOL, BS5 0DR	£150,000	30/06/2022	Other
8 NICHOLAS ROAD, BRISTOL, CITY OF BRISTOL, BS5 0LY	£385,000	14/06/2022	Other
BARROW COURT 1 BARROW ROAD, BRISTOL, CITY OF BRISTOL, BS5 0HU	£4,300,000	22/04/2022	Other
UNIT C BAPTIST MILLS COURT, BRISTOL, CITY OF BRISTOL, BS5 0FJ	£60,000	09/03/2022	Other
10 EUGENE STREET, ST JUDES, BRISTOL, CITY OF BRISTOL, BS5 0TN	£3,000,000	31/12/2021	Other
30 - 64 PENNYWELL ROAD, BRISTOL, CITY OF BRISTOL, BS5 0TG	£8,000,000	30/11/2021	Other
ALL HALLOWS CHURCH HALL ALL HALLOWS ROAD, BRISTOL, CITY OF BRISTOL, BS5 0HH	£85,000	11/11/2021	Other
THE FORGE, 87 FLAT 1 BARROW ROAD, BRISTOL, CITY OF BRISTOL, BS5 0AE	£2,240,000	10/11/2021	Other
LANDROSE HOUSE, 3 LAWRENCE HILL, BRISTOL, CITY OF BRISTOL, BS5 0BY	£920,000	29/10/2021	Other

Area average: £1,244,278 (18 sales)

Capital growth trend

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

5y growth -56.8%

10y growth -27.9%

House Price Index (HM Land Registry — official index, not sold-price averages): City of Bristol. Series: All dwelling types. As of April 2026.

1y (index) 0.3%

5y (index) 14.1%

10y (index) 43.7%

Rental Range

Estimated market rent for Bristol, City of. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,695/mo

Realistic £1,883/mo

Optimistic £2,071/mo

Based on Local Authority from postcode lookup → Bristol, City of.

LHA (30th percentile) floor for Bristol: £1,092/mo (Apr 2025 – Mar 2026)

Location

BS5 0PW

Street-level crime

Crime data is not yet available for this property.

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	As seen on
2 Bed Flat, Talavera Close, BS2	£1,400/mo	2	OpenRent
2 Bed Flat, Centrum, BS5	£1,600/mo	2	OpenRent

Average rent: £1,500/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.2%

Max investor price (0.8%) £187,500

Target investor price (1%) £150,000

Gross yield 14.4%

Cost-to-rent ratio 6.9×

Monthly cashflow £833/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 27.6%

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).