# 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 |
| NEWFOUNDLAND COURT, 31 - 49 FLAT 15 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP | £285,000 | 15/03/2023 | Flat |
| 25 APARTMENT 1 PORTLAND SQUARE, BRISTOL, CITY OF BRISTOL, BS2 8SA | £280,000 | 15/03/2023 | 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 54 NEWFOUNDLAND CIRCUS, BRISTOL, CITY OF BRISTOL, BS2 9AP | £225,000 | 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)