# 2 bedroom ground floor flat for sale (BH21 1XR)

## Property Details

| Key | Value |
|-----|-------|
| Address | 93A, COCKERELL CLOSE, WIMBORNE, MERLEY, BOURNEMOUTH, CHRISTCHURCH AND POOLE BH21 1XR |
| Price | £230,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 52 m² |
| Last sold | £224,000 Nov 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 27/02/2035
- **Current heating cost:** £1,225/year
- **Est. upgrade cost to C:** £9,675

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- L2 (£1,200 - £1,800)
- X (£1,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2838-2420-2325-8745)

## Description

A unique, and extended two double bedroom ground floor flat with a private generous garden and allocated parking, ideally located in the heart of Merley. This home offers comfortable living in a peaceful, well-connected setting close to local amenities and green spaces. VIEWING ESSENTIAL TO APPRECIATE

## Property Photos

- ![Rear / Garden](/listings/photos/162868730/389307) - Rear / Garden
- ![Living Room](/listings/photos/162868730/389308) - Living Room
- ![Modern Kitchen](/listings/photos/162868730/389309) - Modern Kitchen
- ![Bedroom 1](/listings/photos/162868730/389310) - Bedroom 1
- ![Bedroom 2](/listings/photos/162868730/389311) - Bedroom 2
- ![Living Space](/listings/photos/162868730/389312) - Living Space
- ![Kitchen to Garden](/listings/photos/162868730/389313) - Kitchen to Garden
- ![Bathroom ](/listings/photos/162868730/389314) - Bathroom 
- ![Personal Garden to Parking Space](/listings/photos/162868730/389315) - Personal Garden to Parking Space
- ![Secluded Decking Area](/listings/photos/162868730/389316) - Secluded Decking Area
- ![Front](/listings/photos/162868730/389317) - Front

## Floorplans

- ![Floorplan 1](/listings/photos/162868730/389318) - Floorplan 1
- ![Title Overview - Guidance Only](/listings/photos/162868730/389319) - Title Overview - Guidance Only
- ![Aerial Location](/listings/photos/162868730/389320) - Aerial Location

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/162868730/389321) - Energy Performance Certificate

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #15617534
- **Address:** 93a Cockerell Close, WIMBORNE, BH21 1XR
- **Certificate Issued:** 12/02/2023
- **Work Completed:** 06/02/2023
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 93A COCKERELL CLOSE, MERLEY, WIMBORNE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH21 1XR | £224,000 | 07/11/2025 | 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 |
|---------|-------|------|------|
| 38 SELKIRK CLOSE, MERLEY, WIMBORNE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH21 1TP | £160,000 | 30/06/2025 | Flat |
| [Same street] 121 COCKERELL CLOSE, MERLEY, WIMBORNE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH21 1XR | £401,000 | 19/12/2022 | Semi-detached |
| [Same street] 123 COCKERELL CLOSE, MERLEY, WIMBORNE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH21 1XR | £284,000 | 15/12/2022 | Semi-detached |
| 28B COCKERELL CLOSE, MERLEY, WIMBORNE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH21 1XT | £237,000 | 09/09/2022 | Flat |
| [Same street] 107 COCKERELL CLOSE, MERLEY, WIMBORNE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH21 1XR | £275,000 | 17/06/2022 | Terraced |
| 28A COCKERELL CLOSE, MERLEY, WIMBORNE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH21 1XT | £195,000 | 04/05/2022 | Flat |
| 38A COCKERELL CLOSE, MERLEY, WIMBORNE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH21 1XT | £210,000 | 29/04/2022 | Flat |
| 30A COCKERELL CLOSE, MERLEY, WIMBORNE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH21 1XT | £190,000 | 01/03/2022 | Flat |
| [Same street] 27 COCKERELL CLOSE, MERLEY, WIMBORNE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH21 1XR | £363,000 | 21/01/2022 | Semi-detached |
| [Same street] 97 COCKERELL CLOSE, MERLEY, WIMBORNE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH21 1XR | £260,000 | 14/01/2022 | Terraced |

**Street average:** £316,600 (5 sales)
**Area average:** £198,400 (5 sales)

## Price vs local average

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

- **Local average:** £201,947 (19 Flat, BH21, 2024–2026)
- **Deviation:** +13.9%

## 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

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £723/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 |
|------|------|------|------|------|
| 2 Bed Flat, Riversdale, BH21 | £1,200/mo | 2 | 1.04 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.52% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 6.3%
- **Cost-to-rent:** 16×
- **Monthly cashflow:** £149/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 2.7%

*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:** £4,423/m²

## Capital growth trend

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

- **5y growth:** -10.8%
- **10y growth:** -12.3%

## House Price Index (HM Land Registry)

*Official index for Bournemouth Christchurch and Poole; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -4.9%
- **5y growth (index):** -1.6%
- **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)