Bristol · BS8 4HD · 3-bed
Merchants Road | Clifton
© OpenStreetMap · click to open in maps
Asking price
£795,000
Verdict
Overpriced by £446,659 vs 3-bed homes nearby
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
Best fit£3,400/mo
4.8% gross yield
Open-market tenant on a 12-month AST.
HMO (rooms)
£2,511/mo
3.5% gross yield
4–6 individual tenants, shared living. Highest yield, most management.
⚠ Article 4 area — HMO conversion needs planning consent.
LHA / Section 8
£1,151/mo
1.6% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£978/mo
1.4% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
3-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
4.8% gross — tight; works only with low costs / cheap finance.
HMO (rooms)
3.5% HMO yield + Article 4 — slow + expensive to convert.
Buy + rent later
Rent would cover most mortgage costs but you'd top up if it sat empty for a few months.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£27,250
Home mover
£27,250
2nd home / BTL
£67,000
Mortgage @ 75% LTV
- Loan
- £596,250
- Deposit
- £198,750
- Per month
- £3,662
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £265,750
Should you pay this?
Asking price is roughly £446,659 above what 3-bed homes typically go for here.
You're paying £795,000. Comparable 3-bed homes in this area suggest a market price of around £348,341.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£3,400/month4.8% gross yield
Based on 3,095 live rentals in Bristol · 3-bed homes here average £1,964/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is tight as a fallback — worth running the numbers carefully.
Property features
- []
Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
Catchment area is the #1 driver of family-let demand and exit liquidity in the suburbs. Verify the local primary + secondary ratings before offering — an Outstanding catchment can add 5–10% to £/sqft; Inadequate is a permanent drag.
- All schools within 2 miles (DfE GIAS) — official register, last Ofsted, type
- Ofsted reports for BS8 4HD — full inspection reports + history
- Catchment visualiser (Locrating) — free-tier school-catchment map
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data; only the local authority can confirm a specific year's catchment boundary.
Area pulse
- 16,756 new listings here in the last month — good comparable supply.
- Inside an Article 4 area — HMO conversion needs planning consent (don't assume you can split it).
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