# 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 5 EASTON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0DB | £420,000 | 16/11/2022 | Other |
| CIRCUIT 32 UNIT 7 EASTON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0DB | £210,000 | 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 |
| 202 LAWRENCE HILL, BRISTOL, CITY OF BRISTOL, BS5 0DR | £150,000 | 30/06/2022 | Other |
| CIRCUIT, 32 UNIT 8 EASTON ROAD, BRISTOL, CITY OF BRISTOL, BS5 0DB | £375,000 | 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:** -60.6%
- **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)