Sold STC Flat

35 GODMANSTON CLOSE

POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE BH17 8BT

2 beds 1 baths 495 sq ft Listed 25 Mar 2024 (-810d)

£175,000

Guide Price

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# 2 bedroom flat for sale (BH17 8BT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 35 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE BH17 8BT |
| Price | £175,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 46 m² |
| Last sold | £170,000 Dec 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 18/06/2028
- **Current heating cost:** £342/year
- **Est. upgrade cost to C:** £10,760

### Recommendations
- A (£100 - £350)
- Q (£4,000 - £14,000)
- E (£35)
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8838-6126-4200-4511-6996)

## Description

Council Tax Band B (BCP Council)

Lease 125 Years (less 1 day) from 1st January 1985- Approx 86 years remaining on lease

Ground Rent- £60 per year. Service Charge-  £564.50 twice yearly  (£1129 per annum)

Dogs and cats not permitted.

These details have not been confirmed so we would recommend your legal representative checks these details.

## Property Photos

- ![Exterior](/listings/photos/146116742/443073) - Exterior
- ![Lounge](/listings/photos/146116742/443076) - Lounge
- ![Lounge](/listings/photos/146116742/443082) - Lounge
- ![Kitchen](/listings/photos/146116742/443085) - Kitchen
- ![Lounge](/listings/photos/146116742/443087) - Lounge
- ![Hallway](/listings/photos/146116742/443089) - Hallway
- ![Bedroom One](/listings/photos/146116742/443093) - Bedroom One
- ![Bedroom Two](/listings/photos/146116742/443095) - Bedroom Two
- ![Bathroom](/listings/photos/146116742/443099) - Bathroom
- ![Entrance](/listings/photos/146116742/443102) - Entrance
- ![Parking Area](/listings/photos/146116742/443105) - Parking Area

## Floorplans

- ![FLOOR-PLAN](/listings/photos/146116742/443106) - FLOOR-PLAN

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/146116742/443108) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #5011900
- **Address:** 35 Godmanston Close, POOLE, BH17 8BT
- **Certificate Issued:** 03/09/2007
- **Work Completed:** 17/08/2007
- **Items:** 4 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT | £170,000 | 13/12/2024 | 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] 23 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT | £350,000 | 16/06/2023 | Detached |
| 14 HENBURY CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8AX | £125,000 | 02/06/2023 | Flat |
| [Same street] 27 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT | £170,000 | 10/01/2023 | Flat |
| [Same street] 57 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT | £165,000 | 21/11/2022 | Flat |
| 45 HOOKE CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BA | £157,500 | 29/09/2022 | Flat |
| 29 HENBURY CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8AU | £116,000 | 15/08/2022 | Flat |
| 75 HOOKE CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BA | £165,000 | 29/07/2022 | Flat |
| [Same street] 73 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT | £180,000 | 22/04/2022 | Flat |
| 27 HENBURY CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8AU | £95,000 | 20/04/2022 | Flat |
| 11 SOUTHBROOK CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BG | £154,500 | 14/04/2022 | Flat |
| [Same street] 31 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT | £142,500 | 01/04/2022 | Flat |
| 43 HOOKE CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BA | £134,950 | 25/03/2022 | Flat |
| 23 MAPPERTON CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8AF | £149,950 | 07/01/2022 | Flat |
| 48 SOUTHBROOK CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BQ | £138,000 | 07/01/2022 | Flat |
| 24 HENBURY CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8AX | £140,000 | 30/09/2021 | Flat |
| [Same street] 63 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT | £134,000 | 24/09/2021 | Flat |
| 44 SOUTHBROOK CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BQ | £130,000 | 01/07/2021 | Flat |

**Street average:** £190,250 (6 sales)
**Area average:** £136,900 (11 sales)

## Price vs local average

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

- **Local average:** £227,908 (6 Flat, BH17, 2024–2026)
- **Deviation:** -23.2%

## 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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Chetnole Close, BH17 | £1,200/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed End Terrace, Carsworth Way, BH17 | £1,325/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, St. Georges Court, BH12 | £925/mo | 2 | 0.51 miles | OpenRent |
| 2 Bed Flat, St. Georges Court, BH12 | £995/mo | 2 | 0.51 miles | OpenRent |
| 2 Bed Flat, Mazion, BH12 | £1,250/mo | 2 | 0.54 miles | OpenRent |
| 2 Bed Flat, Trinidad Crescent, BH12 | £1,450/mo | 2 | 0.68 miles | OpenRent |

**Average rent: £1,191/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.7% (weak for cashflow)
- **Max investor price (0.8%):** £153,125
- **Target investor price (1%):** £122,500

*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 £1,225/mo).*

- **Gross yield:** 8.4%
- **Cost-to-rent:** 11.9×
- **Monthly cashflow:** £388/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.2%

*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:** £3,804/m²

## Capital growth trend

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

- **5y growth:** 66.7%
- **10y growth:** 115%

## 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)

Exterior Lounge Lounge Kitchen Lounge Hallway Bedroom One Bedroom Two Bathroom Entrance Parking Area

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Property details

Tenure

LEASEHOLD

Floor area

46 m²

Council tax band

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£170,000 Dec 2024

Price per m²

£3,804/m²

Local average

£227,908 (-23.2%)

Deprivation

Decile 7 (22,669 of 33,755)

Street crime

134 incidents within 1 mile (Apr 2026)

Additional details

Parking: Yes

Description

A well presented two bedroom first floor flat situated in a purpose built block in the Canford Heath area Poole, close to local amenities including popular school and bus routes. The accommodation offers a lounge, modern style kitchen, two bedrooms (one double with built in wardrobe and one single) and a modern style bathroom. Further benefits include double glazing, electric heating, large storage cupboard and security entry phone system. Outside there are communal gardens and drying areas, one allocated off road parking space and visitors parking. An ideal first time buy or buy to let. Call now to view.

Council Tax Band B (BCP Council)

Lease 125 Years (less 1 day) from 1st January 1985- Approx 86 years remaining on lease
Ground Rent- £60 per year. Service Charge- £564.50 twice yearly (£1129 per annum)
Dogs and cats not permitted.

These details have not been confirmed so we would recommend your legal representative checks these details.

Listed by

Canford Heath

Countrywide UK Sales - Connells

Reference: 146116742

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 19/06/2018

Expiry date: 18/06/2028

Current heating cost: £342/year

Potential heating cost: £206/year

Est. upgrade cost to C: £10,760

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

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
50 mm internal or external wall insulation (£4,000 - £14,000)
Low energy lighting for all fixed outlets (£35)
High heat retention storage heaters (£1,200 - £1,800)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

FLOOR-PLAN

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #5011900

Property Details

Street: 35 Godmanston Close

Town: POOLE

Postcode: BH17 8BT

Installation Details

Items: 4 windows

Certificate Issued: 03/09/2007

Work Completed: 17/08/2007

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	13/12/2024 (1 year ago)	£170,000	—

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
Same street 23 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT	£350,000	16/06/2023	Detached
14 HENBURY CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8AX	£125,000	02/06/2023	Flat
Same street 27 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT	£170,000	10/01/2023	Flat
Same street 57 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT	£165,000	21/11/2022	Flat
45 HOOKE CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BA	£157,500	29/09/2022	Flat
29 HENBURY CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8AU	£116,000	15/08/2022	Flat
75 HOOKE CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BA	£165,000	29/07/2022	Flat
Same street 73 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT	£180,000	22/04/2022	Flat
27 HENBURY CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8AU	£95,000	20/04/2022	Flat
11 SOUTHBROOK CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BG	£154,500	14/04/2022	Flat
Same street 31 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT	£142,500	01/04/2022	Flat
43 HOOKE CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BA	£134,950	25/03/2022	Flat
23 MAPPERTON CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8AF	£149,950	07/01/2022	Flat
48 SOUTHBROOK CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BQ	£138,000	07/01/2022	Flat
24 HENBURY CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8AX	£140,000	30/09/2021	Flat
Same street 63 GODMANSTON CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BT	£134,000	24/09/2021	Flat
44 SOUTHBROOK CLOSE, CANFORD HEATH, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 8BQ	£130,000	01/07/2021	Flat

Street average: £190,250 (6 sales)

Area average: £136,900 (11 sales)

Capital growth trend

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

5y growth 66.7%

10y growth 115%

House Price Index (HM Land Registry — official index, not sold-price averages): Bournemouth Christchurch and Poole. Series: Flats and maisonettes. As of March 2026.

1y (index) -4.9%

5y (index) -1.6%

10y (index) 16.6%

Rental Range

Estimated market rent for Bournemouth, Christchurch and Poole. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,262/mo

Realistic £1,402/mo

Optimistic £1,542/mo

Based on Local Authority from postcode lookup → Bournemouth, Christchurch and Poole.

Location

Map view View on Google Maps View on OpenStreetMap Street View BH17 8BT

Nearby

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

Type	Name	Distance
Bus stop	Chalbury Close	0.1 miles
Shop	Unknown	0.2 miles
Shop	Sweet Spot	0.2 miles
Hospital	Alderney Hospital	0.6 miles
Train station	Parkstone	1.9 miles
Hospital	St Mary's Hospital Outpatient Assessment Centre	2.1 miles
Train station	Branksome	2.2 miles
University	Arts University Bournemouth	2.5 miles
University	Bournemouth University (Talbot Campus)	2.6 miles

Street-level crime

Category	Count
Violence and sexual offences	52
Anti-social behaviour	32
Criminal damage and arson	16
Shoplifting	13
Other theft	7
Vehicle crime	7
Burglary	3
Robbery	2
Other crime	1
Public order	1
Total incidents	134

Within 1 mile during Apr 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
Ad Astra Infant School	Primary	0.5 miles	Good — 8 Feb 2018
Magna Academy	Secondary	0.6 miles	Good — 18 May 2023
Haymoor Junior School	Primary	0.6 miles	Good — 19 Nov 2012
St Edward's Roman Catholic/Church of England School, Poole	Secondary	0.8 miles	Good — 23 May 2013
Winchelsea School	Other	1.0 miles	Good — 24 Jul 2022

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 Terraced House, Chetnole Close, BH17	£1,200/mo	2	0.19 miles	OpenRent
2 Bed End Terrace, Carsworth Way, BH17	£1,325/mo	2	0.3 miles	OpenRent
2 Bed Flat, St. Georges Court, BH12	£925/mo	2	0.51 miles	OpenRent
2 Bed Flat, St. Georges Court, BH12	£995/mo	2	0.51 miles	OpenRent
2 Bed Flat, Mazion, BH12	£1,250/mo	2	0.54 miles	OpenRent
2 Bed Flat, Trinidad Crescent, BH12	£1,450/mo	2	0.68 miles	OpenRent

Average rent: £1,191/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.7%

Max investor price (0.8%) £153,125

Target investor price (1%) £122,500

Gross yield 8.4%

Cost-to-rent ratio 11.9×

Monthly cashflow £388/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9.2%

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).