Bristol · BS8 4EP · 2-bed
Merchants Road, Clifton, Bristol
© OpenStreetMap · click to open in maps
Asking price
£450,000
Verdict
Overpriced by £170,104 vs 2-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£1,530/mo
4.1% gross yield
Open-market tenant on a 12-month AST.
LHA / Section 8
£951/mo
2.5% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£808/mo
2.1% 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
2-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
4.1% gross — tight; works only with low costs / cheap finance.
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
£1,250
Home mover
£10,000
2nd home / BTL
£32,500
Mortgage @ 75% LTV
- Loan
- £337,500
- Deposit
- £112,500
- Per month
- £2,073
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £145,000
Should you pay this?
Asking price is roughly £170,104 above what 2-bed homes typically go for here.
You're paying £450,000. Comparable 2-bed homes in this area suggest a market price of around £279,896.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£1,530/month4.08% gross yield
Based on 3,095 live rentals in Bristol · 2-bed homes here average £1,652/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
No schools indexed yet for this postcode sector. The official sources below cover every UK postcode.
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.
Contains public sector information licensed under the Open Government Licence v3.0.
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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