Sold STC Terraced

45 BOSTON ROAD

BRISTOL, HORFIELD, CITY OF BRISTOL BS7 0HA

3 beds 1 baths 87 m² Listed 4 Sep 2025 (-319d)

£475,000

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# 3 bedroom terraced house for sale (BS7 0HA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 45 BOSTON ROAD, BRISTOL, HORFIELD, CITY OF BRISTOL BS7 0HA |
| Price | £475,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £473,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 17/08/2035
- **Current heating cost:** £798/year
- **Est. upgrade cost to C:** £19,300

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5435-2828-8500-0048-3296)

## Description

Ideally located close to the endless amenities of the Gloucester Road, Horfield Common and Horfield Leisure Centre, nearby major employers such as Airbus, the MOD and the University of the West of England along with Southmead Hospital, this property provides convenient access into the city centre and other travel links via rail and bus.

Upon entering this home you will be greeted into the hallway leading to the ground floor which comprises a living room boasting a bay fronted window, a second reception room leading to an extended kitchen dining room. This modern kitchen is equipped with high end appliances and is bathed in natural light. This floor also offers a WC.

A flight of stairs leads you to the first floor which houses three well-appointed bedrooms and a family bathroom. Externally the home benefits from a mature, landscaped rear garden, perfect for relaxing and entertaining guests. This home is sure to impress upon viewing, book now to avoid disappointment.

Should you wish to proceed with an offer on this property, we are obliged by HMRC to conduct mandatory Anti Money Laundering Checks. We outsource these checks to our compliance partners at Coadjute and they charge a fee for this service.

## Property Photos

- ![Picture No. 26](/listings/photos/166562450/1330468) - Picture No. 26
- ![Picture No. 11](/listings/photos/166562450/1330469) - Picture No. 11
- ![Picture No. 21](/listings/photos/166562450/1330470) - Picture No. 21
- ![Picture No. 30](/listings/photos/166562450/1330471) - Picture No. 30
- ![Picture No. 35](/listings/photos/166562450/1330472) - Picture No. 35
- ![Picture No. 24](/listings/photos/166562450/1330473) - Picture No. 24
- ![Picture No. 32](/listings/photos/166562450/1330474) - Picture No. 32
- ![Picture No. 10](/listings/photos/166562450/1330475) - Picture No. 10
- ![Picture No. 12](/listings/photos/166562450/1330476) - Picture No. 12
- ![Picture No. 14](/listings/photos/166562450/1330477) - Picture No. 14
- ![Picture No. 16](/listings/photos/166562450/1330478) - Picture No. 16
- ![Picture No. 19](/listings/photos/166562450/1330479) - Picture No. 19
- ![Picture No. 20](/listings/photos/166562450/1330480) - Picture No. 20
- ![Picture No. 18](/listings/photos/166562450/1330481) - Picture No. 18
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- ![Picture No. 06](/listings/photos/166562450/1330483) - Picture No. 06
- ![Picture No. 07](/listings/photos/166562450/1330484) - Picture No. 07
- ![Picture No. 04](/listings/photos/166562450/1330485) - Picture No. 04
- ![Picture No. 38](/listings/photos/166562450/1330486) - Picture No. 38

## Floorplans

- ![Floorplan](/listings/photos/166562450/1330487) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/166562450/1330488) - EPC Rating Graph

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #2984179
- **Address:** 45 Boston Road, BRISTOL, BS7 0HA
- **Certificate Issued:** 23/08/2005
- **Work Completed:** 09/06/2005
- **Items:** 7 window(s)

### FENSA Certificate #14343945
- **Address:** 45 Boston Road, BRISTOL, BS7 0HA
- **Certificate Issued:** 08/12/2020
- **Work Completed:** 27/11/2020
- **Items:** 2 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA | £473,000 | 01/04/2026 | Terraced |
| 45 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA | £400,000 | 22/01/2021 | Terraced |
| 45 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA | £262,000 | 21/01/2020 | 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 |
|---------|-------|------|------|
| 56 DOUGLAS ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0JD | £472,000 | 19/12/2025 | Terraced |
| 18 HAZEL GROVE, BRISTOL, CITY OF BRISTOL, BS7 0NG | £355,000 | 16/12/2025 | Terraced |
| 75 BARTHOLOMEWS SQUARE, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0QB | £340,000 | 12/12/2025 | Terraced |
| 32 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HB | £400,000 | 19/11/2025 | Terraced |
| [Same street] 41 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA | £475,000 | 22/10/2025 | Terraced |
| 1 TORONTO ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JR | £235,000 | 03/10/2025 | Terraced |
| 120 KEYS AVENUE, BRISTOL, CITY OF BRISTOL, BS7 0HL | £380,000 | 23/05/2025 | Terraced |
| 101 KEYS AVENUE, BRISTOL, CITY OF BRISTOL, BS7 0HG | £395,000 | 22/08/2023 | Terraced |
| 5 DOONE ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JQ | £385,000 | 27/07/2023 | Terraced |
| 85 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HD | £431,000 | 21/07/2023 | Terraced |
| 79 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HD | £415,000 | 09/06/2023 | Terraced |
| 20 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HB | £362,000 | 19/05/2023 | Terraced |
| 133 BARTHOLOMEWS SQUARE, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0QB | £360,000 | 24/02/2023 | Terraced |
| 5 JOCELYN ROAD, BRISTOL, CITY OF BRISTOL, BS7 0HW | £355,000 | 19/12/2022 | Terraced |
| 10 BEVERLEY ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JJ | £445,000 | 11/11/2022 | Terraced |
| 26A JOCELYN ROAD, BRISTOL, CITY OF BRISTOL, BS7 0HW | £410,000 | 28/10/2022 | Terraced |
| 15 RAMSEY ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JF | £460,500 | 18/10/2022 | Terraced |
| 7 DOONE ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JQ | £450,000 | 14/10/2022 | Terraced |
| 36 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HB | £380,000 | 11/10/2022 | Terraced |
| [Same street] 11 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA | £460,000 | 16/09/2022 | Terraced |
| 62 BEVERLEY ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JN | £419,000 | 13/09/2022 | Terraced |
| 30 LAXEY ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JA | £440,500 | 06/09/2022 | Terraced |
| [Same street] 9 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA | £415,000 | 16/09/2021 | Terraced |

**Street average:** £450,000 (3 sales)
**Area average:** £394,500 (20 sales)

## Price vs local average

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

- **Local average:** £499,109 (80 Terraced, BS7, 2024–2026)
- **Deviation:** -4.8%

## 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):** £1,296/mo

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £235,375
- **Target investor price (1%):** £188,300

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £5,460/m²

## Capital growth trend

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

- **5y growth:** 7%
- **10y growth:** 29.5%

## House Price Index (HM Land Registry)

*Official index for City of Bristol; Terraced series; as of April 2026.*

- **1y growth (index):** 1.5%
- **5y growth (index):** 17.8%
- **10y growth (index):** 50.4%

## 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)

Picture No. 26 Picture No. 11 Picture No. 21 Picture No. 30 Picture No. 35 Picture No. 24 Picture No. 32 Picture No. 10 Picture No. 12 Picture No. 14 Picture No. 16 Picture No. 19 Picture No. 20 Picture No. 18 Picture No. 17 Picture No. 06 Picture No. 07 Picture No. 04 Picture No. 38

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Property details

Floor area

87 m²

Council tax band

EPC rating

Last sold

£473,000 Apr 2026

Price per m²

£5,460/m²

Local average

£499,109 (-4.8%)

Deprivation

Decile 6 (16,901 of 33,755)

Street crime

501 incidents within 1 mile (May 2026)

Key features

Three well-appointed bedrooms
Extended kitchen-dining room with downstairs WC
Immaculately presented throughout
Perfect for a first time buyer or family
Situated in a great location
Sold with no onward chain
EPC - C
Council Tax - B
Tenure - Freehold

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Central
Garden: Yes

Description

Charming and characterful terraced house boasting three bedrooms in a sought-after location. This delightful property features a well-maintained garden, perfect for outdoor relaxation and entertaining. The period charm of the house adds to its appeal, creating a warm and inviting atmosphere. With its convenient location and attractive features, this property offers a wonderful opportunity for a new homeowner to create their ideal living space. Sold with no onward chain.

Ideally located close to the endless amenities of the Gloucester Road, Horfield Common and Horfield Leisure Centre, nearby major employers such as Airbus, the MOD and the University of the West of England along with Southmead Hospital, this property provides convenient access into the city centre and other travel links via rail and bus.

Upon entering this home you will be greeted into the hallway leading to the ground floor which comprises a living room boasting a bay fronted window, a second reception room leading to an extended kitchen dining room. This modern kitchen is equipped with high end appliances and is bathed in natural light. This floor also offers a WC.

A flight of stairs leads you to the first floor which houses three well-appointed bedrooms and a family bathroom. Externally the home benefits from a mature, landscaped rear garden, perfect for relaxing and entertaining guests. This home is sure to impress upon viewing, book now to avoid disappointment.

Should you wish to proceed with an offer on this property, we are obliged by HMRC to conduct mandatory Anti Money Laundering Checks. We outsource these checks to our compliance partners at Coadjute and they charge a fee for this service.

Listed by

Bishopston

The Property Franchise Group

Reference: 166562450

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 18/08/2025

Expiry date: 17/08/2035

Current heating cost: £798/year

Potential heating cost: £580/year

Est. upgrade cost to C: £19,300

Recommendations

Flat roof or sloping ceiling insulation (£900 - £1,200)
50 mm internal or external wall insulation (£7,500 - £11,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #2984179

Property Details

Street: 45 Boston Road

Town: BRISTOL

Postcode: BS7 0HA

Installation Details

Items: 7 windows

Certificate Issued: 23/08/2005

Work Completed: 09/06/2005

This certificate data was retrieved from FENSA's database

FENSA Certificate #14343945

Property Details

Street: 45 Boston Road

Town: BRISTOL

Postcode: BS7 0HA

Installation Details

Items: 2 windows and 2 doors

Certificate Issued: 08/12/2020

Work Completed: 27/11/2020

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

81% since 2020

Event	Date	Price	% change
Sold	01/04/2026 (3 months ago)	£473,000	+18.3%
Sold	22/01/2021 (5 years ago)	£400,000	+52.7%
Sold	21/01/2020 (6 years ago)	£262,000	—

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
56 DOUGLAS ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0JD	£472,000	19/12/2025	Terraced
18 HAZEL GROVE, BRISTOL, CITY OF BRISTOL, BS7 0NG	£355,000	16/12/2025	Terraced
75 BARTHOLOMEWS SQUARE, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0QB	£340,000	12/12/2025	Terraced
32 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HB	£400,000	19/11/2025	Terraced
Same street 41 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA	£475,000	22/10/2025	Terraced
1 TORONTO ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JR	£235,000	03/10/2025	Terraced
120 KEYS AVENUE, BRISTOL, CITY OF BRISTOL, BS7 0HL	£380,000	23/05/2025	Terraced
101 KEYS AVENUE, BRISTOL, CITY OF BRISTOL, BS7 0HG	£395,000	22/08/2023	Terraced
5 DOONE ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JQ	£385,000	27/07/2023	Terraced
85 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HD	£431,000	21/07/2023	Terraced
79 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HD	£415,000	09/06/2023	Terraced
20 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HB	£362,000	19/05/2023	Terraced
133 BARTHOLOMEWS SQUARE, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0QB	£360,000	24/02/2023	Terraced
5 JOCELYN ROAD, BRISTOL, CITY OF BRISTOL, BS7 0HW	£355,000	19/12/2022	Terraced
10 BEVERLEY ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JJ	£445,000	11/11/2022	Terraced
26A JOCELYN ROAD, BRISTOL, CITY OF BRISTOL, BS7 0HW	£410,000	28/10/2022	Terraced
15 RAMSEY ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JF	£460,500	18/10/2022	Terraced
7 DOONE ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JQ	£450,000	14/10/2022	Terraced
36 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HB	£380,000	11/10/2022	Terraced
Same street 11 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA	£460,000	16/09/2022	Terraced
62 BEVERLEY ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JN	£419,000	13/09/2022	Terraced
30 LAXEY ROAD, BRISTOL, CITY OF BRISTOL, BS7 0JA	£440,500	06/09/2022	Terraced
Same street 9 BOSTON ROAD, HORFIELD, BRISTOL, CITY OF BRISTOL, BS7 0HA	£415,000	16/09/2021	Terraced

Street average: £450,000 (3 sales)

Area average: £394,500 (20 sales)

Capital growth trend

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

5y growth 7%

10y growth 29.5%

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

1y (index) 1.5%

5y (index) 17.8%

10y (index) 50.4%

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: £1,296/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BS7 0HA

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Filton Road	0.1 miles
Bus stop	Monk's Park Avenue	0.1 miles
Shop	Pete Robson	0.4 miles
Shop	elizabeth pope	0.4 miles
Train station	Filton Abbey Wood	0.9 miles
Train station	Ashley Down	1.2 miles
University	School of Architecture and Environment	1.4 miles
Hospital	Saint Peter's Hospice	1.5 miles
Hospital	Spire Bristol	2.2 miles
University	University of Bristol Contractors Office	2.3 miles

Street-level crime

Category	Count
Violence and sexual offences	194
Anti-social behaviour	63
Criminal damage and arson	46
Vehicle crime	41
Public order	36
Other theft	34
Burglary	27
Shoplifting	27
Drugs	10
Other crime	7
Possession of weapons	7
Robbery	6
Bicycle theft	3
Total incidents	501

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Orchard School Bristol	Secondary	0.2 miles	Good — 17 Nov 2015
Upper Horfield Primary School	Primary	0.3 miles	Requires improvement — 14 Sep 2023
Filton Avenue Primary School	Primary	0.4 miles	Good — 11 May 2022
Filton Avenue Nursery School	Nursery	0.4 miles	Outstanding — 19 Feb 2016
St Teresa's Catholic Primary School	Primary	0.5 miles	Good — 7 Jul 2024

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.4%

Max investor price (0.8%) £235,375

Target investor price (1%) £188,300

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).