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2 The Custom House, Redcliff Backs, Bristol, BS1 6NE

UPRN:279892Purpose Built Flat2 bedsBuilt 1996-2002
LeaseholdCouncil Tax: Band EEPC: C (79)
Data freshness:Listing· freshListing: fresh, refreshed 3d ago (2026-11-02T04:00:05.857782+00:00)Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T13:06:35.806875+00:00)Planning· 3mo agoPlanning: ageing, refreshed 3mo ago (2026-08-13T08:12:48.894552+00:00)EPC· freshEPC: fresh, refreshed 4d ago (2026-11-01T06:23:05.250501+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
2 The Custom House, Redcliff Backs, Bristol, BS1 6NE

HP Score

Mixed
Verdict
2 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
19 of 21 sources
Sale Estimate
£500,000
£475k - £525kHigh
Estimate
£500k
Range
£475k – £525k
Rent Estimate (pcm)
£2,500
£2k - £3k
Monthly
£2,500
Yield
6.00%

Verdict

Derived from HomePortfolio scores

2 The Custom House earns an INVESTIGATE rating with HP Score 73/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (97/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
73/ 100
Mixed
Investment Score
68/ 100
Moderate
Crime Score
59/ 100
Elevated
Walkability
97/ 100
Excellent
Transit & Bike
Transit 63Bike 66
Walk Score, out of 100

Valuation & Market

Sale Estimate£500,000
Rent Estimate (pcm)£2,500
Gross Yield6.00%
1y Growth-
3y Growth+0.2%
5y Growth-2.7%
10y Growth+0.3%
Last Sold Price£418,000 (2016-12-21)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceModerate
  • RadonModerate
  • MiningModerate
  • LandslideModerate
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
2BS1 6NE
Approval Rate
-12mo
Development
low
  • 26/13670/VC
    T1 - Hornbeam - Cut back to previous pruning points; 3m approx.
    Pending
  • 26/13549/LB
    Internal works to remove asbestos reinforced plaster and replace with hydraulic lime plaster in former Courtroom.
    Pending
  • 26/13535/VC
    London Plane x 7 - Crown raise over car park to 4m. London Plane - Crown raise to 4m. London Plane - Reduce on building side by 2.5m to old points, remove 4m lateral branch growing towards building. London Plane - Reduce on building side by 2.5m to old points.
    Approved
View Planning Timeline

Ownership

  • Corporate Ownership24.8%
  • Overseas OwnershipNo
  • Lease Term Remaining999+ yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2016-12-21
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
20 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£34,051
Population Density12,271 /km²
Owner Occupied22%
Age Distribution
0-15 5%16-64 90%65+ 5%
View Area Profile

Schools Nearby

  • St Mary Redcliffe and Temple School
    0.3 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • Redcliffe Childrens Centre and Maintained Nursery School
    0.3 mi
    Outstanding
  • Bristol Cathedral Choir School
    0.4 mi
    GoodConcerns
  • Cathedral Primary School
    0.4 mi
    Area grades2024

    Inspected after Ofsted withdrew the single overall grade.

2 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • The Custom House Redcliff Backs
    -
    £485k
    -
  • The Custom House Redcliff Backs
    -
    £675k
    -
  • The Custom House Redcliff Backs
    -
    £850k
    -
  • The Custom House Redcliff Backs
    -
    £430k
    -