# 1 bedroom flat for sale (BA1 2RU)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, 8 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET BA1 2RU |
| Price | £205,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £205,000 Sep 2021 |

## Description

DESCRIPTION

"	Grade II listed

"	Ground floor

"	Original period features:  sash windows, shutters and cornice

"	Large kitchen (3.4m x 2.5m) with integrated oven and hob, large free-standing fridge-freezer and washer/dryer.

"	Spacious and airy living room (4.75m x 3.75m) with new electric heating (2015)

"	Fully tiled bathroom with bath and overhead shower, plus the benefit of under-floor heating

"	Mezzanine bedroom (4.75m x 2.5m)

"	Currently tenanted but sold with vacant possession and no onward chain

"	999 year lease from 1985

This is a great opportunity to acquire a well presented, spacious ground floor flat in Portland Place - a stunning Grade II listed terrace located on the lower slopes of Lansdown and within a 10 minute walk of the city centre.  With original sash windows, looking out onto the communal garden, this superb 1-bedroom flat comes with a large kitchen with an abundance of storage, a built in cupboard under the stairs plus a further large cupboard in the hall.  Situated to the rear of the building, this extremely quiet flat is ideal for first-time buyers, professionals or buy to let investors.

## Property Photos

- ![Exterior](/listings/photos/53672046/640864) - Exterior
- ![Kitchen](/listings/photos/53672046/640875) - Kitchen
- ![Lounge](/listings/photos/53672046/640880) - Lounge
- ![Bedroom](/listings/photos/53672046/640881) - Bedroom
- ![Kitchen](/listings/photos/53672046/640882) - Kitchen
- ![Lounge](/listings/photos/53672046/640883) - Lounge
- ![Bedroom](/listings/photos/53672046/640887) - Bedroom
- ![Lounge](/listings/photos/53672046/640889) - Lounge
- ![Lounge](/listings/photos/53672046/640891) - Lounge
- ![Lounge](/listings/photos/53672046/640893) - Lounge
- ![Bathroom](/listings/photos/53672046/640896) - Bathroom
- ![Bathroom](/listings/photos/53672046/640898) - Bathroom

## Floorplans

- ![Floor Plan](/listings/photos/53672046/640901) - Floor Plan

## EPC Graphs

- ![EPC](/listings/photos/53672046/640902) - EPC
- ![Energy Certificate](/listings/photos/53672046/640907) - Energy Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 FLAT 2 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £205,000 | 10/09/2021 | Flat |
| 8 FLAT 2 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £195,000 | 10/08/2018 | Flat |
| 8 FLAT 2 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £152,000 | 10/04/2015 | 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 |
|---------|-------|------|------|
| [Same street] 7 THIRD FLOOR FLAT PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £415,000 | 12/02/2026 | Flat |
| [Same street] 6 1 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £445,000 | 08/01/2026 | Flat |
| 18A PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RZ | £365,000 | 19/12/2025 | Flat |
| [Same street] 1 FLAT 5 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £275,000 | 23/07/2025 | Flat |
| 12 TOP FLOOR FLAT RIVERS STREET, BATH, BATH AND NORTH EAST SOMERSET, BA1 2PZ | £355,000 | 09/05/2025 | Flat |
| PHOENIX HOUSE FLAT 13 HARLEY STREET, BATH, BATH AND NORTH EAST SOMERSET, BA1 2SL | £202,000 | 31/03/2025 | Flat |
| [Same street] 4 FLAT 4 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £405,000 | 28/03/2025 | Flat |
| [Same street] 2 FLAT 7 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £275,000 | 08/03/2024 | Flat |
| 3 SECOND FLOOR FLAT SPENCERS BELLE VUE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5ER | £276,000 | 13/10/2023 | Flat |
| 13 FLAT 3 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RY | £275,000 | 05/10/2023 | Flat |
| 17 FLAT 2 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RZ | £320,000 | 14/08/2023 | Flat |
| 3 THIRD FLOOR FLAT SPENCERS BELLE VUE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5ER | £247,000 | 11/08/2023 | Flat |
| BADEN HOUSE 6 GREAT BEDFORD STREET, BATH, BATH AND NORTH EAST SOMERSET, BA1 2UA | £340,000 | 18/07/2023 | Flat |
| GROUND FLOOR FLAT, 6 LANSDOWN ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA1 5EE | £600,000 | 15/05/2023 | Flat |
| 17 FLAT 3 MORFORD STREET, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RJ | £230,000 | 13/04/2023 | Flat |
| 38 FLAT 4 RIVERS STREET, BATH, BATH AND NORTH EAST SOMERSET, BA1 2QA | £105,000 | 23/03/2023 | Flat |
| [Same street] 8 FLAT 4 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £218,000 | 10/01/2023 | Flat |
| 15 SECOND FLOOR FLAT RIVERS STREET, BATH, BATH AND NORTH EAST SOMERSET, BA1 2PZ | £300,000 | 22/12/2022 | Flat |
| HAYGARTH COURT FLAT 4 LANSDOWN GROVE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5EL | £414,500 | 06/12/2022 | Flat |
| HAYGARTH COURT FLAT 1 LANSDOWN GROVE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5EL | £780,000 | 29/11/2022 | Flat |
| 42 BASEMENT FLAT RIVERS STREET, BATH, BATH AND NORTH EAST SOMERSET, BA1 2QA | £440,000 | 24/11/2022 | Flat |
| BADEN HOUSE 8 GREAT BEDFORD STREET, BATH, BATH AND NORTH EAST SOMERSET, BA1 2UA | £325,000 | 18/11/2022 | Flat |
| 7 FLAT 2 SPENCERS BELLE VUE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5ER | £300,000 | 17/11/2022 | Flat |
| [Same street] 1 FLAT 3 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £515,000 | 28/10/2022 | Flat |
| JAGUAR HOUSE FLAT 5 JULIAN ROAD, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RG | £183,000 | 30/09/2022 | Flat |
| HAYGARTH COURT FLAT 20 LANSDOWN GROVE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5EL | £460,000 | 22/09/2022 | Flat |
| [Same street] 1 FLAT 1 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £516,000 | 06/09/2022 | Flat |
| HAYGARTH COURT FLAT 16 LANSDOWN GROVE, BATH, BATH AND NORTH EAST SOMERSET, BA1 5EL | £380,000 | 02/09/2022 | Flat |
| [Same street] THE SHRUBBERY 2 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £785,000 | 29/07/2022 | Terraced |
| [Same street] 7 FIRST FLOOR FLAT PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £420,000 | 28/04/2022 | Flat |
| [Same street] 6 5 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £430,000 | 31/01/2022 | Flat |
| [Same street] 7 GROUND FLOOR FLAT PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £685,000 | 20/01/2022 | Flat |
| [Same street] 10 FLAT 3 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £315,000 | 26/11/2021 | Flat |
| [Same street] 5 FLAT 6 PORTLAND PLACE, BATH, BATH AND NORTH EAST SOMERSET, BA1 2RU | £422,500 | 20/08/2021 | Flat |

**Street average:** £437,250 (14 sales)
**Area average:** £344,875 (20 sales)

## Price vs local average

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

- **Local average:** £369,007 (68 Flat, BA1, 2024–2026)
- **Deviation:** -44.4%

## Rental Range

*ONS Price Index of Private Rents (Bath and North East Somerset). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,689/mo
- **Realistic:** £1,877/mo
- **Optimistic:** £2,065/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £813/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 |
|------|------|------|------|------|
| Studio Flat, St. Georges Place, BA1 | £1,000/mo | 1 | 0.45 miles | OpenRent |
| 1 Bed Maisonette, St. Georges Place, BA1 | £1,250/mo | 1 | 0.46 miles | OpenRent |

**Average rent: £1,125/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £140,625
- **Target investor price (1%):** £112,500

*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 £1,125/mo).*

- **Gross yield:** 6.6%
- **Cost-to-rent:** 15.2×
- **Monthly cashflow:** £180/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.6%

*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:** -11%
- **10y growth:** 14.5%

## House Price Index (HM Land Registry)

*Official index for Bath and North East Somerset; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -4.7%
- **5y growth (index):** 4.6%
- **10y growth (index):** 18.4%

## 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)