12a, Harbeck Road, Bournemouth, BH8 0AQ
About 12a
12a is a two-bedroom detached house in Bournemouth (BH8 0AQ). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 2007-2011 and council tax band C. The property has underfloor heating on record, all of which lower running costs and tend to lift resale appeal. The latest certificate (July 2024) shows a C (score 76), near the top of the C band. The recommended improvements would push it to B (score 91).
Untraded for 17 years, with the last transfer in December 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 2008–2009, sale prices on this property compounded at 26.2% per year. Today's modelled estimate of £320,000 sits 64.9% above the 2009 sale of £194,000. At 52 m² it sits well below the postcode median (84 m² across 10 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 70% of similar EPCs).
Know exactly what you're buying at 12a
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Launch offer · save £5
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
What this property has
Inside
- Bedrooms2
- Bathrooms1
Outside
- Garagedouble
Building
- Central heatingYes
- Underfloor heatingYes
- RefurbishedYes
Energy performance
12a's carbon output is low for the local stock.
EPC Rating
Planning history
12a has no planning applications on record.
The full report still covers planning activity across the surrounding area.
We flagged 1 thing worth checking at 12a
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Recent ownership pattern worth a look
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Sales history & valuation
12a changed hands twice within eighteen months — unusual for the area.
£320,000
Modelled from EPC, postcode comparables and a sale-price growth of 26.2% per year over 1 year.
£194,000
Growth on file: 26.2% per year over 1 year.
Sales timeline
4 December 2009Most recent
£194,000
+33.8%over 1 year3 September 2008
£145,000
Median price across the last 5 sales in BH8 0AQ: £345,000 (2025–2020).
Nearby sales in BH8 0AQ
Everything we know about 12a, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Recent ownership pattern worth a look
Versus other Harbeck Road homes
On floor area, 12a runs well behind the street norm.
Price per m²
£3,731
Street avg £3,783
Floor Area
52 m²
Street avg 94 m²
Habitable Rooms
3 rooms
Street avg 5 rooms
CO₂ Emissions
1.5 t/year
Street avg 4.1 t/year
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The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
14/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Harbeck Road — bus stop.
Closest school
0.2 km
Muscliff Primary School. 20 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
48.9dB
Night-time· 23:00 – 07:00
38.5dB