# 2 bedroom apartment for sale (BH1 3DU) ## Property Details | Key | Value | |-----|-------| | Address | FLAT B12, ELIZABETH COURT, GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, BOURNEMOUTH BH1 3DU | | Price | £180,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Construction age | England and Wales: 1950-1966 | | Floor area | 57 m² | | Last sold | £80,000 Jun 1998 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 14/01/2036 - **Est. upgrade cost to C:** £12,280 ### Recommendations - B (£900 - £1,500) - Q (£7,500 - £11,000) - C (£20 - £40) - L2 (£1,200 - £2,400) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4536-6029-5500-0685-8296) ## Description **** **** *House & Son* Sole Agents * Sea View Cliff Top Balcony Apartment * Best Offers Considered *No Chain * Fabulous Opportunity To Own Apartment Just 5 Minutes Walk To Wonderful Bournemouth Beach * 999 Year Lease & Share Of Freehold * Underground Parking Wonderful opportunity to acquire a two double bedroom sea facing apartment with two balconies, in the idyllic development of Elizabeth Court. Built in the late 1960's, it is one of the East Cliff's best known and loved residential apartment blocks. It has the benefit of a long 999 year Lease and a Share of the Freehold, making it the perfect 'sea side' home. Now in need of general updating and modernisation, this apartment is offered with vacant possession and has been priced for a quick sale, making it an excellent investment. The development is enviably situated being in a prime East Cliff clifftop location with 'Zig Zag' beach path directly opposite, leading to the gorgeous sandy Bournemouth beach below and to both Pier Approach and Bournemouth Gardens, where the shopping centre and fantastic amenities can also be enjoyed. There is also a good bus service that operates on Overcliff Drive, taking passengers along the coastline to both the East and West of the area. The property comprises of an entrance hallway, living room with views directly towards the sea and access out to one of the two balconies; the primary south facing balcony being situated off the lounge; a second balcony is accessed from bedroom one, with views overlooking Grove Road. For added convenience the kitchen is also accessed from the lounge. There are two double bedrooms and a bathroom which features a three piece suite and a window. This iconic cliff top development enjoys award winning communal grounds, with the high standards being maintained by the two resident caretakers at the development. There are lifts and stairwells to all floors, including the secure underground residents carpark. There is ample visitor parking on the surface parking area to the rear (with a valid permit). All Viewings Via Sellers Sole Selling Agent  **COMMUNAL** **ENTRANCE** ****   **ENTRANCE** **HALL** **22' 3" x 3' 3" (6.78m x 0.99m)**   **LOUNGE** **15' 5" x 11' 6" exc door recess (4.7m x 3.51m)**   **BALCONY** ****   **KITCHEN** **10' 0" x 7' 10" (3.05m x 2.39m)**   **BEDROOM** **ONE** **13' 0" x 11' 0" inc wardrobe (3.96m x 3.35m)**   **BALCONY** ****   **BEDROOM** **TWO** **13' 0" x 10' 0" inc wardrobe (3.96m x 3.05m)**   **BATHROOM** **10' 0" inc airing cupboard x 5' 6" to 6' 7" (3.05m x 1.68m to 2.01m)**   **OUTSIDE** **-** **COMMUNAL** **GARDENS** ****   **RESIDENTS** **&** **VISITOR** **PARKING** **** Access to the underground garage parking is from the rear of the building, adjacent to the surface permit parking area.   **UNDERGROUND** **GARAGE** **** First come, first serve parking spaces. For added convenience the Lifts provide access from the underground carpark onto the communal landing of the apartments.   **TENURE** **&** **CHARGES** **** Tenure: Remainder of a 999 year Lease with a Share of Freehold Ground Rent: Peppercorn Service Charges: Please ask the agent Council Tax Band: D EPC Rating: D   **DISCLAIMER** **** Please note that while every effort is made to ensure the accuracy of the information provided, errors and omissions can occasionally occur. The details supplied regarding lease terms are based on information obtained from the Land Registry and other relevant sources at the time of review. Any building alterations, consents, or planning permissions relating to the property have not been verified by House & Son. Verification of such matters, as well as confirmation of lease details and any other legal documentation, should be undertaken by the purchaser's or purchaser's legal representative prior to reliance or completion of any transaction. House & Son accepts no liability for any loss or inconvenience arising from reliance on information provided in error, save as otherwise required by law.   ## Property Photos - ![Photo](/listings/photos/173741573/1245075) - ![Photo](/listings/photos/173741573/1245076) - ![Photo](/listings/photos/173741573/1245077) - ![Photo](/listings/photos/173741573/1245079) - ![Photo](/listings/photos/173741573/1245080) - ![Photo](/listings/photos/173741573/1245081) - ![Photo](/listings/photos/173741573/1245082) - ![Photo](/listings/photos/173741573/1245083) - ![Photo](/listings/photos/173741573/1245085) - ![Photo](/listings/photos/173741573/1245086) - ![Photo](/listings/photos/173741573/1245087) - ![Photo](/listings/photos/173741573/1245089) - ![Photo](/listings/photos/173741573/1245090) - ![Photo](/listings/photos/173741573/1245091) - ![Photo](/listings/photos/173741573/1245093) ## Floorplans - ![Floorplan 1](/listings/photos/173741573/1245096) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | ELIZABETH COURT FLAT B12 GROVE ROAD, BOURNEMOUTH, BH1 3DU | £80,000 | 22/06/1998 | 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 | |---------|-------|------|------| | ELIZABETH COURT FLAT A5 GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DR | £167,000 | 16/01/2026 | Flat | | EMBASSY COURT, 26 FLAT 30 GERVIS ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DW | £293,000 | 04/12/2025 | Flat | | ELIZABETH COURT FLAT B19 GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DU | £212,500 | 24/07/2025 | Flat | | LITTLE FORREST MANSION FLAT 7 BATH ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 2ES | £145,000 | 18/07/2025 | Flat | | ELIZABETH COURT FLAT F11 GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DT | £255,000 | 26/02/2025 | Flat | | ELIZABETH COURT FLAT A16 GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DU | £255,000 | 29/01/2025 | Flat | | ELIZABETH COURT FLAT C15 GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DU | £286,000 | 02/02/2024 | Flat | | EAST CLIFF HOUSE, 7 FLAT 6 EAST OVERCLIFF DRIVE, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3AD | £1,040,000 | 20/12/2023 | Flat | | ELIZABETH COURT FLAT E19 GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DX | £250,000 | 15/12/2023 | Flat | | GARDEN HOUSE, 3 FLAT 8 MEYRICK ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3EB | £260,000 | 23/10/2023 | Flat | | LITTLE FORREST MANSION FLAT 9 BATH ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 2ES | £182,500 | 13/10/2023 | Flat | | LITTLE FORREST MANSION FLAT 6 BATH ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 2ES | £182,500 | 13/10/2023 | Flat | | EAST CLIFF HOUSE, 7 FLAT 1 EAST OVERCLIFF DRIVE, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3AD | £1,035,000 | 15/09/2023 | Flat | | ELIZABETH COURT FLAT C3 GROVE ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3DR | £250,000 | 13/09/2023 | Flat | | EAST CLIFF HOUSE, 7 FLAT 5 EAST OVERCLIFF DRIVE, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3AD | £880,000 | 13/09/2023 | Flat | | GARDEN HOUSE, 3 FLAT 8 MEYRICK ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3EB | £220,000 | 08/09/2023 | Flat | | EAST CLIFF HOUSE, 7 FLAT 2 EAST OVERCLIFF DRIVE, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3AD | £995,000 | 29/08/2023 | Flat | | LITTLE FORREST MANSION FLAT 4 BATH ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 2ES | £192,000 | 24/08/2023 | Flat | | EAST CLIFF HOUSE, 7 FLAT 3 EAST OVERCLIFF DRIVE, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 3AD | £1,050,000 | 09/08/2023 | Flat | | AMBERLEY COURT 5 BATH ROAD, BOURNEMOUTH, BOURNEMOUTH, CHRISTCHURCH AND POOLE, BH1 2NL | £230,000 | 11/05/2023 | Flat | **Area average:** £419,025 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £182,985 (74 Flat, BH1, 2024–2026) - **Deviation:** -1.6% ## Rental Range *ONS Price Index of Private Rents (Bournemouth, Christchurch and Poole). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,264/mo - **Realistic:** £1,404/mo - **Optimistic:** £1,544/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Salisbury (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £778/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, Elizabeth Court, BH1 | £1,350/mo | 2 | 0 miles | OpenRent | | 2 Bed Flat, Princes Gate, BH1 | £1,500/mo | 2 | 0.19 miles | OpenRent | | 2 Bed Flat, Old Christchurch Road, BH1 | £1,200/mo | 2 | 0.24 miles | OpenRent | | 2 Bed Flat, Lansdowne House, BH1 | £1,395/mo | 2 | 0.28 miles | OpenRent | | 2 Bed Flat, Christchurch Road, BH1 | £1,400/mo | 2 | 0.34 miles | OpenRent | | 2 Bed Flat, Christchurch Road, BH1 | £1,850/mo | 2 | 0.4 miles | OpenRent | **Average rent: £1,449/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.78% (weak for cashflow) - **Max investor price (0.8%):** £174,750 - **Target investor price (1%):** £139,800 *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 £1,398/mo).* - **Gross yield:** 9.3% - **Cost-to-rent:** 10.7× - **Monthly cashflow:** £524/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 12.1% *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:** £3,158/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -25.3% - **10y growth:** -5.7% ## House Price Index (HM Land Registry) *Official index for Bournemouth Christchurch and Poole; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -5.3% - **5y growth (index):** -1.2% - **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)