1/14
£375,000
Flat · 2 beds · 2 baths · 1,009 sq ft
Hotwell Road, Bristol, BS8
Leasehold
1/24
1/24
2 bed flat for sale Hotwell Road, Bristol, BS8
Asking price
£625,000
Reduced on 18/10/2026
Reduced on 18/10/2026
- Type
- Flat
- Bedrooms
- 2
- Bathrooms
- 2
- Size
- £494 per sq ft
- Tenure
- Leasehold
EPC Energy rating band C 76
Key features
- Exceptional duplex penthouse apartment
- Two double bedrooms
- Stunning elevated harbourside views
- Two private balconies
- Spectacular open-plan kitchen/living/dining space
- Principal bedroom suite with en-suite shower room
- Contemporary kitchen with integrated appliances
- Easy access to Clifton Village and Bristol City Centre
About this property
Perched above the iconic Hotwell Road, this remarkable duplex penthouse at The Leading Edge delivers a lifestyle defined by light, space and panoramic waterside views. Spanning two floors and designed with modern living in mind, the property offers an impressive blend of striking architecture, contemporary finishes and exceptional outdoor space in one of Bristol's most sought-after locations. The heart of the home is an outstanding open-plan kitchen, dining and living space that stretches across the width of the apartment.
Floorplan
Energy performance
Energy rating band C 76
Current
Potential
92+
A
81-91
B
69-80
C
Current rating: 76 C
Potential rating: 78 C
55-68
D
39-54
E
21-38
F
1-20
G
This home is rated band C, scoring 76 out of 100. The average British home is band D. Its certificate says it could reach band C (78) if the improvements it recommends were carried out.
Read from the certificate published with this listing, so it may not be the latest one. Check the government EPC register for the full certificate and its recommendations.
Council tax
Ask agent
Per year
- Band A£1,809
- Band B£2,111
- Band C£2,412
- Band D£2,714
- Band E£3,317
- Band F£3,920
- Band G£4,523
- Band H£5,427
The agent hasn't said which band this home is in; you can look it up on GOV.UK. In Bristol, 2026/27 bills run from £1,809 a year in band A to £5,427 in band H.
Figures from MHCLG (Open Government Licence v3): the average bill for each band across Bristol, including the typical parish precept, so a parish's own bill can differ a little. Discounts lower the bill, such as 25% off for an adult living alone.
Price guide
100 comparables · within 0.9 milesPriced above 95% of the 2-bed flats for sale nearby right now.
This home, £625,000 Median £381,250 · £270,000 – £500,000
Per square foot
£494 1% over
2-bed flats nearby £488
Against sold prices
3% under
BS8 sold median £510 / sq ft, 664 sales
Compared with 100 2-bed flats for sale within 0.9 miles, on the market now or already under offer. The range is the middle 80% of their asking prices. Sold prices are HM Land Registry sales in BS8 over the last 24 months, per square foot of EPC floor area. All sold £/sq ft in BS8 →
Location
Hotwell Road, Bristol, BS8
Mortgage and stamp duty
Property price £625,000
£312k £938k
Deposit10% £63,000
£0 £625k
Interest rate 4.5%
0.5% 15%
Repayment period 25 years
5 years 40 years
A £562,000 mortgage. Most lenders would want a household income of about £125,000 to support it.
A guide only, for a capital repayment mortgage. The rate you are offered and what you can borrow depend on your circumstances and a full application with a lender or broker. Your home may be repossessed if you do not keep up repayments on your mortgage.
Properties sold nearby
HM Land Registry sales nearby. Floor areas from Energy Performance Certificates where matched.
| Address | Type | Sold | Size | Size | £/sq ft | Price |
|---|---|---|---|---|---|---|
| Flat 1, The Leading Edge, 80, Hotwell Road Flat / maisonette | Flat / maisonette | Jun 2025 | n/a | n/a | n/a | £392,000 |
| Flat 9, The Leading Edge, 80, Hotwell Road Flat / maisonette | Flat / maisonette | Aug 2024 | 1,033 sq ft £339/sq ft | 1,033 sq ft | £339 | £350,000 |
| Flat 27, The Leading Edge, 80, Hotwell Road Flat / maisonette | Flat / maisonette | Jul 2024 | 1,399 sq ft £497/sq ft | 1,399 sq ft | £497 | £695,000 |
| Flat 28, The Leading Edge, 80, Hotwell Road Flat / maisonette | Flat / maisonette | Jun 2024 | n/a | n/a | n/a | £752,500 |
| Flat 25, The Leading Edge, 80, Hotwell Road Flat / maisonette | Flat / maisonette | May 2024 | 1,098 sq ft £501/sq ft | 1,098 sq ft | £501 | £550,000 |
| Flat 23, The Leading Edge, 80, Hotwell Road Flat / maisonette | Flat / maisonette | Jan 2024 | 1,023 sq ft £425/sq ft | 1,023 sq ft | £425 | £435,000 |
| Flat 15, The Leading Edge, 80, Hotwell Road Flat / maisonette | Flat / maisonette | May 2023 | 990 sq ft £389/sq ft | 990 sq ft | £389 | £385,000 |
| Flat 7, The Leading Edge, 80, Hotwell Road Flat / maisonette | Flat / maisonette | May 2023 | 592 sq ft £490/sq ft | 592 sq ft | £490 | £290,000 |
Area insights
The neighbourhood around this property.
Marketed by
Allen & Harris, Clifton, Bristol
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