For sale Flat

FLAT E

PORTLAND LOFTS, WILSON STREET, BRISTOL, CITY OF BRISTOL BS2 9HE

1 beds 1 baths 474 sq ft Listed 24 Jun 2025 (-392d)

£220,000

Guide Price

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# 1 bedroom flat for sale (BS2 9HE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT E, PORTLAND LOFTS, WILSON STREET, BRISTOL, CITY OF BRISTOL BS2 9HE |
| Price | £220,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 44 m² |
| Last sold | £190,000 Jul 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** G
- **Potential rating:** D
- **Expiry date:** 12/09/2028
- **Current heating cost:** £1,220/year

### Recommendations
- W2 (6,000)
- D (120)
- L2 (600)
- O (6,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8878-6621-5140-9897-7992)

## Description

A superb loft style apartment with masses of space and light, making this property really stand out from the rest.

**Overview**

Internally, the property boasts 3.6m ceiling heights, a 6.7m open plan lounge/dining/kitchen area including a modern fitted kitchen and four large period windows really adding to the period feel of the property. A good-sized bathroom and a cleverly designed mezzanine bed with built-in under-stairs storage complete this home. Further benefits include an excellent central location close to the city centre and Cabot Circus, sympathetic decoration, and access to a gated off-street parking space for one car, which is included via the management company and paid for as part of the management fee.

**Material information (provided by owner)**

1913.60

## Property Photos

- ![165858_1_1695618](/listings/photos/163736348/1236325) - 165858_1_1695618
- ![165858_2_1695623](/listings/photos/163736348/1236326) - 165858_2_1695623
- ![165858_3_1695628](/listings/photos/163736348/1236327) - 165858_3_1695628
- ![165858_4_1695632](/listings/photos/163736348/1236328) - 165858_4_1695632
- ![165858_5_1695638](/listings/photos/163736348/1236329) - 165858_5_1695638
- ![165858_6_1695644](/listings/photos/163736348/1236330) - 165858_6_1695644
- ![165858_7_1695650](/listings/photos/163736348/1236331) - 165858_7_1695650
- ![165858_8_1695656](/listings/photos/163736348/1236332) - 165858_8_1695656
- ![165858_9_1695662](/listings/photos/163736348/1236333) - 165858_9_1695662

## Floorplans

- ![Portland loft](/listings/photos/163736348/1236334) - Portland loft

## EPC Graphs

- ![FE Portland Lofts](/listings/photos/163736348/1236335) - FE Portland Lofts
- ![EE](/listings/photos/163736348/1236336) - EE

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| PORTLAND LOFTS FLAT E WILSON STREET, BRISTOL, CITY OF BRISTOL, BS2 9HE | £190,000 | 28/07/2016 | Flat |
| PORTLAND LOFTS FLAT E WILSON STREET, BRISTOL, CITY OF BRISTOL, BS2 9HE | £139,950 | 09/05/2014 | 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 |
|---------|-------|------|------|
| NORFOLK HOUSE FLAT 3 NORFOLK AVENUE, BRISTOL, CITY OF BRISTOL, BS2 8RQ | £200,000 | 13/01/2026 | Flat |
| PORTLAND MANSIONS, 11 - 12 FLAT 5 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SR | £410,000 | 25/11/2025 | Flat |
| PORTLAND VIEW 36 BISHOP STREET, BRISTOL, CITY OF BRISTOL, BS2 8FH | £285,000 | 12/11/2025 | Flat |
| NEWFOUNDLAND COURT, 31 - 49 FLAT 55 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP | £242,500 | 31/03/2025 | Flat |
| ST CLEMENTS COURT 30 WILSON STREET, BRISTOL, CITY OF BRISTOL, BS2 9HA | £237,500 | 22/11/2023 | Flat |
| PORTLAND MANSIONS, 11 - 12 FLAT 3 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SR | £375,000 | 09/08/2023 | Flat |
| NEWFOUNDLAND COURT, 31 - 49 FLAT 16 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP | £225,000 | 09/06/2023 | Flat |
| NEWFOUNDLAND COURT, 31 - 49 FLAT 43 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP | £235,000 | 31/05/2023 | Flat |
| NEWFOUNDLAND COURT, 31 - 49 FLAT 17 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP | £209,950 | 30/05/2023 | Flat |
| 20 APARTMENT 1 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SJ | £421,000 | 21/04/2023 | Flat |
| OLD SHOE FACTORY FLAT 15 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8RR | £395,000 | 06/04/2023 | Flat |
| 25 APARTMENT 1 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SA | £280,000 | 15/03/2023 | Flat |
| NEWFOUNDLAND COURT, 31 - 49 FLAT 15 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP | £285,000 | 15/03/2023 | Flat |
| NEWFOUNDLAND COURT, 31 - 49 FLAT 54 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP | £225,000 | 22/12/2022 | Flat |
| NEWFOUNDLAND COURT, 31 - 49 FLAT 28 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP | £265,000 | 22/12/2022 | Flat |
| NEWFOUNDLAND COURT, 31 - 49 FLAT 27 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP | £260,000 | 21/12/2022 | Flat |
| NEWFOUNDLAND COURT, 31 - 49 FLAT 18 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP | £225,000 | 21/12/2022 | Flat |
| 15 ST PAUL STREET, BRISTOL, CITY OF BRISTOL, BS2 8AN | £270,000 | 20/12/2022 | Flat |
| PORTLAND LOFTS FLAT M LEMON LANE, BRISTOL, CITY OF BRISTOL, BS2 9HF | £345,000 | 25/11/2022 | Flat |
| ST CLEMENTS COURT 51 WILSON STREET, BRISTOL, CITY OF BRISTOL, BS2 9HA | £220,000 | 11/11/2022 | Flat |

**Area average:** £280,548 (20 sales)

## Price vs local average

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

- **Local average:** £241,476 (21 Flat, BS2, 2024–2026)
- **Deviation:** -8.9%

## 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 Gloucester (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £549/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 |
|------|------|------|------|------|
| 1 Bed Flat, Bristol, BS1 | £1,600/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, Apartments, BS1 | £1,450/mo | 1 | 0.27 miles | OpenRent |
| 1 Bed Flat, Pennywell Heights, BS5 | £1,250/mo | 1 | 0.29 miles | OpenRent |
| 1 Bed Flat, Kings Quarter Apts, BS2 | £1,500/mo | 1 | 0.32 miles | OpenRent |
| 1 Bed Flat, The Old Drill Hall, BS2 | £1,450/mo | 1 | 0.34 miles | OpenRent |
| 1 Bed Flat, Grosvenor Road, BS2 | £1,250/mo | 1 | 0.35 miles | OpenRent |
| 1 Bed Flat, Stapleton Road, BS5 | £1,400/mo | 1 | 0.35 miles | OpenRent |

**Average rent: £1,414/mo (7 listings)**

## 1% Rule

- **Rent ratio:** 0.66% (weak for cashflow)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 £1,450/mo).*

- **Gross yield:** 7.9%
- **Cost-to-rent:** 12.6×
- **Monthly cashflow:** £414/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).*

## Price per Square Metre

- **£/m²:** £5,000/m²

## Capital growth trend

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

- **5y growth:** 10.3%
- **10y growth:** 12.3%

## House Price Index (HM Land Registry)

*Official index for City of Bristol; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -2.5%
- **5y growth (index):** 5.3%
- **10y growth (index):** 29.7%

## 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)

165858_1_1695618 165858_2_1695623 165858_3_1695628 165858_4_1695632 165858_5_1695638 165858_6_1695644 165858_7_1695650 165858_8_1695656 165858_9_1695662

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Property details

Tenure

LEASEHOLD (974 years remaining on lease)

Floor area

44 m²

Council tax band

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£190,000 Jul 2016

Price per m²

£5,000/m²

Local average

£241,476 (-8.9%)

Deprivation

Decile 5 (16,353 of 33,755)

Street crime

1790 incidents within 1 mile (May 2026)

Key features

Portland lofts
Stylish light apartment
One mezzanine bedroom
6.7m open plan living space
Secure off street parking - via lease agreement
Very close proximity to the city centre and transport links
47 sq. m
Tenure - leasehold
EPC - G

Additional details

Accessibility: No wheelchair access
Parking: Yes

Description

A superb loft style apartment with masses of space and light, making this property really stand out from the rest.

Overview

Internally, the property boasts 3.6m ceiling heights, a 6.7m open plan lounge/dining/kitchen area including a modern fitted kitchen and four large period windows really adding to the period feel of the property. A good-sized bathroom and a cleverly designed mezzanine bed with built-in under-stairs storage complete this home. Further benefits include an excellent central location close to the city centre and Cabot Circus, sympathetic decoration, and access to a gated off-street parking space for one car, which is included via the management company and paid for as part of the management fee.

Material information (provided by owner)

1913.60

Listed by

Bishopston

Ocean

Reference: 163736348

EPC Rating & Upgrade Cost

Current rating: G

Potential rating: D

Inspection date: 13/09/2018

Expiry date: 12/09/2028

Current heating cost: £1,220/year

Potential heating cost: £490/year

EPC G or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Floor insulation (solid floor) (6,000)
Draughtproof single-glazed windows (120)
High heat retention storage heaters and dual immersion cylinder (600)
Replace single glazed windows with low-E double glazing (6,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Portland loft

EPC Graphs

FE Portland Lofts

Price history

36% since 2014

Event	Date	Price	% change
Listed for sale	—	£220,000	+15.8%
Sold	28/07/2016 (9 years ago)	£190,000	+35.8%
Sold	09/05/2014 (12 years ago)	£139,950	—

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
NORFOLK HOUSE FLAT 3 NORFOLK AVENUE, BRISTOL, CITY OF BRISTOL, BS2 8RQ	£200,000	13/01/2026	Flat
PORTLAND MANSIONS, 11 - 12 FLAT 5 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SR	£410,000	25/11/2025	Flat
PORTLAND VIEW 36 BISHOP STREET, BRISTOL, CITY OF BRISTOL, BS2 8FH	£285,000	12/11/2025	Flat
NEWFOUNDLAND COURT, 31 - 49 FLAT 55 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP	£242,500	31/03/2025	Flat
ST CLEMENTS COURT 30 WILSON STREET, BRISTOL, CITY OF BRISTOL, BS2 9HA	£237,500	22/11/2023	Flat
PORTLAND MANSIONS, 11 - 12 FLAT 3 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SR	£375,000	09/08/2023	Flat
NEWFOUNDLAND COURT, 31 - 49 FLAT 16 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP	£225,000	09/06/2023	Flat
NEWFOUNDLAND COURT, 31 - 49 FLAT 43 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP	£235,000	31/05/2023	Flat
NEWFOUNDLAND COURT, 31 - 49 FLAT 17 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP	£209,950	30/05/2023	Flat
20 APARTMENT 1 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SJ	£421,000	21/04/2023	Flat
OLD SHOE FACTORY FLAT 15 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8RR	£395,000	06/04/2023	Flat
25 APARTMENT 1 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SA	£280,000	15/03/2023	Flat
NEWFOUNDLAND COURT, 31 - 49 FLAT 15 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP	£285,000	15/03/2023	Flat
NEWFOUNDLAND COURT, 31 - 49 FLAT 54 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP	£225,000	22/12/2022	Flat
NEWFOUNDLAND COURT, 31 - 49 FLAT 28 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP	£265,000	22/12/2022	Flat
NEWFOUNDLAND COURT, 31 - 49 FLAT 27 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP	£260,000	21/12/2022	Flat
NEWFOUNDLAND COURT, 31 - 49 FLAT 18 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP	£225,000	21/12/2022	Flat
15 ST PAUL STREET, BRISTOL, CITY OF BRISTOL, BS2 8AN	£270,000	20/12/2022	Flat
PORTLAND LOFTS FLAT M LEMON LANE, BRISTOL, CITY OF BRISTOL, BS2 9HF	£345,000	25/11/2022	Flat
ST CLEMENTS COURT 51 WILSON STREET, BRISTOL, CITY OF BRISTOL, BS2 9HA	£220,000	11/11/2022	Flat

Area average: £280,548 (20 sales)

Capital growth trend

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

5y growth 10.3%

10y growth 12.3%

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

1y (index) -2.5%

5y (index) 5.3%

10y (index) 29.7%

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 Gloucester: £549/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View BS2 9HE

Address

Lemon Lane

Nearby

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

Type	Name	Distance
Shop	Polysigns	0.1 miles
Shop	DW Sports	0.2 miles
Bus stop	Cabot Circus (S1)	0.2 miles
Bus stop	Cabot Circus (S4)	0.2 miles
Train station	Montpelier	0.6 miles
University	dBs Institute Bristol Campus	0.7 miles
University	Bristol Digital Futures Institute	0.8 miles
Train station	Redland	0.8 miles
Hospital	Spire Bristol	1.5 miles
Hospital	Saint Peter's Hospice	3.3 miles

Street-level crime

Category	Count
Violence and sexual offences	526
Anti-social behaviour	336
Other theft	161
Public order	153
Shoplifting	145
Criminal damage and arson	127
Burglary	89
Vehicle crime	71
Robbery	47
Bicycle theft	42
Theft from the person	36
Drugs	35
Possession of weapons	13
Other crime	9
Total incidents	1790

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
St Pauls Nursery School & Children's Centre	Nursery	0.1 miles	Outstanding — 7 Sep 2015
Cabot Primary School	Primary	0.2 miles	Good — 26 Feb 2015
Rosemary Nursery School and Children's Centre	Nursery	0.3 miles	Good — 13 Jun 2024
St Nicholas of Tolentine Catholic Primary School	Primary	0.3 miles	Inadequate — 21 Sep 2022
E-Act the Dolphin School	Primary	0.5 miles	Requires improvement — 7 Dec 2023

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
1 Bed Flat, Bristol, BS1	£1,600/mo	1	0.27 miles	OpenRent
1 Bed Flat, Apartments, BS1	£1,450/mo	1	0.27 miles	OpenRent
1 Bed Flat, Pennywell Heights, BS5	£1,250/mo	1	0.29 miles	OpenRent
1 Bed Flat, Kings Quarter Apts, BS2	£1,500/mo	1	0.32 miles	OpenRent
1 Bed Flat, The Old Drill Hall, BS2	£1,450/mo	1	0.34 miles	OpenRent
1 Bed Flat, Grosvenor Road, BS2	£1,250/mo	1	0.35 miles	OpenRent
1 Bed Flat, Stapleton Road, BS5	£1,400/mo	1	0.35 miles	OpenRent

Average rent: £1,414/mo (7 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.66%

Max investor price (0.8%) £181,250

Target investor price (1%) £145,000

Gross yield 7.9%

Cost-to-rent ratio 12.6×

Monthly cashflow £414/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.8%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).