# 3 bedroom apartment for sale (BH14 8JB) ## Property Details | Key | Value | |-----|-------| | Address | APARTMENT 4, HARBOUR WATCH, 391, SANDBANKS ROAD, POOLE, POOLE, POOLE BH14 8JB | | Price | £1,100,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | G | | Construction age | England and Wales: 1976-1982 | | Floor area | 165 m² | | Last sold | £799,950 Jan 2008 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 19/05/2035 - **Current heating cost:** £1,613/year - **Est. upgrade cost to C:** £10,655 ### Recommendations - B (£500 - £1,500) - Q (£4,000 - £14,000) - Y (£585 - £725) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8535-7525-1500-0570-0226) ## Description This immaculate apartment on Evening Hill enjoys panoramic views over one of the most beautiful harbour vistas on the South Coast! Beautifully presented, spacious and bright it would be an ideal downsize or coastal second home. Set on the first floor this lovely apartment is approached from the impressive front entrance or a convenient back door from the lower level on the garage side. There is lift or stairs access. The views take centre stage at this special home where the first floor elevation gives you an excellent vantage point to enjoy the ever-changing harbour vista. The sunsets here are stunning and with a sheltered balcony and enclosed sun room fronting the view there is always a comfortable space to relax and watch the world go by. The layout is excellent with spacious rooms flowing together to create a really functional and stylish feel; ideal for a cosy home life but also perfectly arranged for entertaining friends and family. The large living room leads into a formal dining area and then a further space to dine or socialise with bespoke banquet seating. The modern kitchen is fully fitted with premium branded appliances and offers plenty of worktop and storage space for a keen cook. All the living accommodation offers beautiful views out onto the harbour. The principle bedroom suite also sits at the front of the property so you can wake up to glittering views of the sunshine on the water. A generous space with plenty of fitted wardrobe storage and a luxurious ensuite bathroom this room is a peaceful haven. Two further double bedrooms provide useful guest accommodation or space for a home office or hobby room to the rear of the apartment up a split level stairway. A family bathroom serves the additional bedrooms. There is plentiful storage with large cupboards for coats and boots and other necessities off the hallway with one cupboard being presented as a chic mirrored home bar. Outside the communal gardens are well maintained and there is an allocated garage as well as some visitor parking spaces. Further information: Share of Freehold Service Charges £6,837 p/a No pets allowed No holiday letting allowed No forward chain **Location** Evening Hill is famous locally for the iconic view as you come over the top and see Sandbanks harbour, Brownsea Island and the Isle of Purbeck set out before you. Just ten minutes walk from golden sandy beaches at Shore Road or the convenient shps and restaurants in Lilliput village it offers an enviable coastal lifestyle. The Lifestyle Sandbanks offers miles of unspoilt Blue Flag sandy beaches perfect for traditional family days at the seaside. The tidal harbour offers safe and shallow waters ideal to learn the latest water sports whatever your age and there are plenty of local beauty spots to explore by land or sea. There are a good selection of excellent restaurants and bars close at hand and a wide variety of sports and social clubs make it easy to immerse yourself in the local community and meet like-minded people enjoying a luxurious coastal lifestyle. Some local highlights: The Boat Club at Salterns Marina - access a range of exciting motorboats for days out on the water Royal Motor Yacht Club - exclusive members only social, motor boat and yacht club Parkstone Yacht Club - members span all ages and generations, has a proud 125-year history The Watersports Academy - wind surfing, kite surfing, paddle boarding and more SuStudio - Dynamic Pilates and wellness community and café The Saltwater Sauna - on Sandbanks beach Parkstone Golf Club - world class golf course and club facilities Nature reserves and National Trust beaches at Studland and Brownsea Island Cycling clubs and organised ride-outs Weekly summer fireworks at Poole Harbour Annual Sand Polo at Sandbanks including Sandfest music festival And to eat: Rick Steins Seafood restaurant Sandbanks Shell Bay fish restaurant Studland Rockwater restaurant and lifestyle brand Branksome Chine and coming soon the Sandbanks Beach Compton Acres botanical gardens and award winning café Mark Bennetts patisseries. St Tropez Lounge bistro on Poole Quay Koh Thai Tapas Lilliput Lazy Jacks bistro Sandbanks The Location Sandbanks is well connected being around two hours from London by car or rail. Bournemouth Airport is 20 minutes away and provides private jet services and scheduled domestic and international flights. ## Property Photos - ![Picture No. 07](/listings/photos/172780586/1590757) - Picture No. 07 - ![Picture No. 03](/listings/photos/172780586/1590759) - Picture No. 03 - ![Picture No. 23](/listings/photos/172780586/1590763) - Picture No. 23 - ![Picture No. 05](/listings/photos/172780586/1590765) - Picture No. 05 - ![Picture No. 04](/listings/photos/172780586/1590767) - Picture No. 04 - ![Picture No. 08](/listings/photos/172780586/1590772) - Picture No. 08 - ![Picture No. 09](/listings/photos/172780586/1590774) - Picture No. 09 - ![Picture No. 16](/listings/photos/172780586/1590777) - Picture No. 16 - ![Picture No. 15](/listings/photos/172780586/1590781) - Picture No. 15 - ![Picture No. 06](/listings/photos/172780586/1590783) - Picture No. 06 - ![Picture No. 10](/listings/photos/172780586/1590784) - Picture No. 10 - ![Picture No. 11](/listings/photos/172780586/1590786) - Picture No. 11 - ![Picture No. 02](/listings/photos/172780586/1590788) - Picture No. 02 - ![Picture No. 12](/listings/photos/172780586/1590791) - Picture No. 12 - ![Picture No. 13](/listings/photos/172780586/1590792) - Picture No. 13 - ![Picture No. 17](/listings/photos/172780586/1590793) - Picture No. 17 - ![Picture No. 14](/listings/photos/172780586/1590794) - Picture No. 14 - ![Picture No. 18](/listings/photos/172780586/1590795) - Picture No. 18 - ![Picture No. 19](/listings/photos/172780586/1590796) - Picture No. 19 - ![Picture No. 20](/listings/photos/172780586/1590797) - Picture No. 20 - ![Picture No. 21](/listings/photos/172780586/1590798) - Picture No. 21 - ![Picture No. 26](/listings/photos/172780586/1590799) - Picture No. 26 - ![Picture No. 24](/listings/photos/172780586/1590800) - Picture No. 24 - ![Picture No. 25](/listings/photos/172780586/1590801) - Picture No. 25 ## Floorplans - ![Floorplan](/listings/photos/172780586/1590802) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/172780586/1590803) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HARBOUR WATCH, 391 APARTMENT 4 SANDBANKS ROAD, POOLE, BH14 8JB | £799,950 | 30/01/2008 | Flat | | HARBOUR WATCH, 391 APARTMENT 4 SANDBANKS ROAD, POOLE, BH14 8JB | £520,000 | 30/09/2005 | 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 4 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY | £1,525,000 | 16/05/2022 | Flat | | INFINITY, 338 FLAT 2 SANDBANKS ROAD, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH14 8HY | £1,750,000 | 16/05/2022 | Flat | | INFINITY, 338 FLAT 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:** +238.6% ## 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 | 0.86 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 | 0.97 miles | OpenRent | **Average rent: £2,024/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.19% (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:** 2.3% - **Cost-to-rent:** 44.2× - **Monthly cashflow:** £-2,489/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -9.4% *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:** £6,667/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)