# 3 bedroom apartment for sale (BH14 8JB) ## Property Details | Key | Value | |-----|-------| | Address | APARTMENT 11, HARBOUR WATCH, 391, SANDBANKS ROAD, POOLE, POOLE BH14 8JB | | Price | £895,000 | | Bedrooms | 3 | | Bathrooms | 2 | | Council tax | F | | Last sold | £733,500 Mar 2016 | ## Description This beautifully presented ground floor apartment in a prestigious development on Evening Hill benefits from incredible views across Poole Harbour, Brownsea Island, and the Isle of Purbeck beyond. *Unexpectedly re-available* This beautiful three bedroom apartment is set on the ground floor of the Harbour Watch development on Evening Hill. The elevated position means there are gorgeous harbour views from the main living space and from the private terrace, perfect for watching stunning sunsets over the water. The entire apartment has been presented with an elegant, luxurious, and modern style with high quality fixtures and fittings and a bespoke kitchen including premium brand appliances. The open plan living/dining/kitchen is a wonderful space, bright and airy with views over the harbour and French doors connecting to the adjoining private patio terrace and sun room. On the ground floor there is also a shower room and bedroom three which is currently used as a home office. There is a short flight of steps to the next level where the main bedroom with ensuite and generously sized bedroom two are located. Both rooms benefit from plenty of fitted wardrobe storage and a quiet aspect to the rear of the block. Outside the development is extremely well presented with beautifully planted communal gardens, a sweeping driveway and smartly decorated communal areas. The apartment further benefits from a garage in a block to the front of the building. Viewing is highly recommended. Share of Freehold Service charges £6,616 p/a No holiday letting No pets Situated between the prestigious Sandbanks peninsula and the popular village of Lilliput, Evening Hill is a sought-after residential area known for lovely maritime views and the Luscombe Valley Nature Reserve, a lush habitat for wild birds and grasslands. Access to the beautiful award-winning sandy beaches is less than 500m away, together with access to the harbour, a 50m walk – perfect for taking a kayak or SUP to the water. The open sea offers some of the best sailing along the southern coastline. Poole Harbour is the largest natural harbour in Europe with miles of Blue Flag award-winning golden sandy beaches and sheltered waters. It is the perfect location for enjoying the latest water sport or simply relax on the beach, embracing a fantastic coastal lifestyle. Nearby Sandbanks is also home to the Royal Motor Yacht Club and Sandbanks Yacht Club, with additional marinas in Lilliput and Poole Harbour, giving access to a fantastic selection of moorings and chandlery services for boat users. Lilliput village offers a wide range of amenities including a branded supermarket, award-winning Mark Bennett Patisserie, Koh Thai restaurant, Rockets & Rascals café and bicycle store, fish and chip takeaway and a surf shop. For eating out, the global brand of Rick Stein, with its waterfront restaurant, is located on the Sandbanks Peninsula and is extremely popular throughout the year. Other local eateries include The Tandy, Rockwater, The Cliff, Lazy Jacks and The Jazz Café where you can while away a Sunday afternoon listening to live music. Across the chain ferry is also the delightful Pig on the Beach and highly regarded Shell Bay seafood restaurant. The tropical garden sanctuary of Compton Acres is just 1 mile inland and offers a vast array of feature planting from around the world. Relax in the exceptional café setting where you can enjoy coffee, lunch or brunch. Feeling sporty? Tee off at Parkstone Championship golf course or enjoy the sporting and tennis clubs of Branksome and Whitecliff, all located less than 2 miles away. There’s a vibrant cultural scene in both Poole and Bournemouth with world famous acts appearing at both the Bournemouth Pavillion, BIC and Poole Lighthouse, home to the Bournemouth Symphony Orchestra and Coastal Comedy. Kindly note all distances are approximate and taken from Google maps. ## Property Photos - ![Picture No. 03](/listings/photos/145594463/1590675) - Picture No. 03 - ![Picture No. 14](/listings/photos/145594463/1590679) - Picture No. 14 - ![Picture No. 32](/listings/photos/145594463/1590682) - Picture No. 32 - ![Picture No. 09](/listings/photos/145594463/1590683) - Picture No. 09 - ![Picture No. 37](/listings/photos/145594463/1590686) - Picture No. 37 - ![Picture No. 34](/listings/photos/145594463/1590689) - Picture No. 34 - ![Picture No. 31](/listings/photos/145594463/1590692) - Picture No. 31 - ![Picture No. 11](/listings/photos/145594463/1590697) - Picture No. 11 - ![Picture No. 13](/listings/photos/145594463/1590700) - Picture No. 13 - ![Picture No. 15](/listings/photos/145594463/1590702) - Picture No. 15 - ![Picture No. 16](/listings/photos/145594463/1590704) - Picture No. 16 - ![Picture No. 17](/listings/photos/145594463/1590706) - Picture No. 17 - ![Picture No. 33](/listings/photos/145594463/1590708) - Picture No. 33 - ![Picture No. 18](/listings/photos/145594463/1590710) - Picture No. 18 - ![Picture No. 19](/listings/photos/145594463/1590712) - Picture No. 19 - ![Picture No. 20](/listings/photos/145594463/1590714) - Picture No. 20 - ![Picture No. 40](/listings/photos/145594463/1590715) - Picture No. 40 - ![Picture No. 22](/listings/photos/145594463/1590717) - Picture No. 22 - ![Picture No. 07](/listings/photos/145594463/1590719) - Picture No. 07 - ![Picture No. 24](/listings/photos/145594463/1590721) - Picture No. 24 - ![Picture No. 04](/listings/photos/145594463/1590722) - Picture No. 04 - ![Picture No. 38](/listings/photos/145594463/1590723) - Picture No. 38 - ![Picture No. 39](/listings/photos/145594463/1590724) - Picture No. 39 ## Floorplans - ![Floorplan](/listings/photos/145594463/1590725) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/145594463/1590726) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HARBOUR WATCH, 391 APARTMENT 11 SANDBANKS ROAD, POOLE, BH14 8JB | £733,500 | 31/03/2016 | 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:** +175.5% ## 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 | 0.38 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 | 0.93 miles | OpenRent | | 3 Bed Flat, Maxwell Road, BH13 | £2,150/mo | 3 | 0.93 miles | OpenRent | | 3 Bed Flat, The Esplanade, BH13 | £2,150/mo | 3 | 0.95 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:** 0.23% (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:** 2.8% - **Cost-to-rent:** 36× - **Monthly cashflow:** £-1,682/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -7.8% *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:** 39.7% - **10y growth:** 39.4% ## House Price Index (HM Land Registry) *Official index for Bournemouth Christchurch and Poole; Flats and maisonettes series; as of May 2026.* - **1y growth (index):** -3.4% - **5y growth (index):** 0.2% - **10y growth (index):** 15.7% ## 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)