Sold STC House

10 HARCOMBE CLOSE

POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE BH17 9HJ

1 beds 1 baths 441 sq ft Listed 13 Aug 2024 (-669d)

£225,000

Guide Price

Reduced on 4 Sep 2024

Save

# 1 bedroom house for sale (BH17 9HJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 HARCOMBE CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE BH17 9HJ |
| Price | £225,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | A |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 41 m² |
| Last sold | £221,500 Nov 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 08/06/2032
- **Current heating cost:** £368/year
- **Est. upgrade cost to C:** £1,000

### Recommendations
- W1 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0120-2901-5064-2102-3885)

## Description

A well presented one bedroom freehold coach house situated in a cul-de-sac location in the Pine Ridge area of Canford Heath, close to beautiful heathland walks.  The accommodation offers a lounge/diner leading through to a modern style fitted kitchen, inner hallway with airing cupboard and storage cupboard, one double bedroom with built in mirror fronted wardrobes and a modern style shower room. The property benefits from having double glazing, gas central heating, an enclosed courtyard style garden laid to paving with useful storage cupboard and a driveway providing off road parking leading to a garage with power and water. Internal viewing essential to appreciate the accommodation on offer. Offered chain free. Call now to view!

Council Tax Band A (BCP Council)

## Property Photos

- ![Exterior](/listings/photos/151267235/437255) - Exterior
- ![Lounge](/listings/photos/151267235/437258) - Lounge
- ![Kitchen](/listings/photos/151267235/437270) - Kitchen
- ![Garden](/listings/photos/151267235/437280) - Garden
- ![Lounge](/listings/photos/151267235/437282) - Lounge
- ![Lounge](/listings/photos/151267235/437283) - Lounge
- ![Lounge](/listings/photos/151267235/437284) - Lounge
- ![Lounge](/listings/photos/151267235/437285) - Lounge
- ![Kitchen](/listings/photos/151267235/437286) - Kitchen
- ![Bedroom](/listings/photos/151267235/437287) - Bedroom
- ![Bedroom](/listings/photos/151267235/437288) - Bedroom
- ![Bedroom](/listings/photos/151267235/437289) - Bedroom
- ![Shower Room](/listings/photos/151267235/437290) - Shower Room
- ![Garden](/listings/photos/151267235/437291) - Garden
- ![Rear Of Property](/listings/photos/151267235/437292) - Rear Of Property
- ![Exterior](/listings/photos/151267235/437293) - Exterior

## Floorplans

- ![FLOOR-PLAN](/listings/photos/151267235/437294) - FLOOR-PLAN

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/151267235/437295) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 HARCOMBE CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 9HJ | £221,500 | 29/11/2024 | Terraced |

## 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] 11 HARCOMBE CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 9HJ | £292,000 | 15/07/2022 | Terraced |
| [Same street] 28 HARCOMBE CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 9HJ | £340,000 | 30/05/2022 | Terraced |
| [Same street] 15 HARCOMBE CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 9HJ | £286,000 | 29/09/2021 | Terraced |
| [Same street] 21 HARCOMBE CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 9HJ | £266,000 | 27/09/2021 | Terraced |

**Street average:** £296,000 (4 sales)

## Price vs local average

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

- **Local average:** £398,833 (6 Other, BH17, 2024–2026)
- **Deviation:** -43.6%

## 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

## 1% Rule

- **Rent ratio:** 0.62% (weak for cashflow)
- **Max investor price (0.8%):** £175,250
- **Target investor price (1%):** £140,200

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £5,488/m²

## Capital growth trend

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

- **5y growth:** 177.5%
- **10y growth:** -30.8%

## House Price Index (HM Land Registry)

*Official index for Bournemouth Christchurch and Poole; All dwelling types series; as of March 2026.*

- **1y growth (index):** -2%
- **5y growth (index):** 5.9%
- **10y growth (index):** 24.9%

## 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 Kitchen Garden Lounge Lounge Lounge Lounge Kitchen Bedroom Bedroom Bedroom Shower Room Garden Rear Of Property Exterior

/ 16

Property details

Tenure

FREEHOLD

Floor area

41 m²

Council tax band

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£221,500 Nov 2024

Price per m²

£5,488/m²

Local average

£398,833 (-43.6%)

Deprivation

Decile 7 (20,616 of 33,755)

Street crime

75 incidents within 1 mile (Apr 2026)

Additional details

Parking: Yes
Garden: Yes

Description

A well presented one bedroom freehold coach house situated in a cul-de-sac location in the Pine Ridge area of Canford Heath, close to beautiful heathland walks. The accommodation offers a lounge/diner leading through to a modern style fitted kitchen, inner hallway with airing cupboard and storage cupboard, one double bedroom with built in mirror fronted wardrobes and a modern style shower room. The property benefits from having double glazing, gas central heating, an enclosed courtyard style garden laid to paving with useful storage cupboard and a driveway providing off road parking leading to a garage with power and water. Internal viewing essential to appreciate the accommodation on offer. Offered chain free. Call now to view!

Council Tax Band A (BCP Council)

Listed by

Canford Heath

Countrywide UK Sales - Connells

Reference: 151267235

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 09/06/2022

Expiry date: 08/06/2032

Current heating cost: £368/year

Potential heating cost: £304/year

Est. upgrade cost to C: £1,000

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

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

FLOOR-PLAN

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	29/11/2024 (1 year ago)	£221,500	—

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 11 HARCOMBE CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 9HJ	£292,000	15/07/2022	Terraced
Same street 28 HARCOMBE CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 9HJ	£340,000	30/05/2022	Terraced
Same street 15 HARCOMBE CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 9HJ	£286,000	29/09/2021	Terraced
Same street 21 HARCOMBE CLOSE, POOLE, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH17 9HJ	£266,000	27/09/2021	Terraced

Street average: £296,000 (4 sales)

Capital growth trend

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

5y growth 177.5%

10y growth -30.8%

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

1y (index) -2%

5y (index) 5.9%

10y (index) 24.9%

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 9HJ

Nearby

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

Type	Name	Distance
Bus stop	Tollerford Road, Steeple Close	0.2 miles
Bus stop	Portesham Way	0.2 miles
Shop	Wessex Van Centre	0.7 miles
Shop	West Quay Boat Sales	0.7 miles
Train station	Parkstone	2.5 miles
Train station	Poole	2.6 miles
University	Bournemouth University (Talbot Campus)	3.5 miles
University	Bournemouth University	3.5 miles
Hospital	Dorset HealthCare	4.0 miles
Hospital	Nuffield Health Bournemouth Hospital	4.8 miles

Street-level crime

Category	Count
Violence and sexual offences	31
Anti-social behaviour	19
Criminal damage and arson	9
Shoplifting	4
Vehicle crime	4
Other theft	3
Bicycle theft	2
Public order	2
Burglary	1
Total incidents	75

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
Poole Grammar School	Secondary	0.4 miles	Good — 21 Feb 2018
Ad Astra Infant School	Primary	0.5 miles	Good — 8 Feb 2018
Magna Academy	Secondary	0.6 miles	Good — 18 May 2023
Montacute School	Other	0.6 miles	Good — 24 May 2017
Haymoor Junior School	Primary	0.6 miles	Good — 19 Nov 2012

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.62%

Max investor price (0.8%) £175,250

Target investor price (1%) £140,200

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).