Estate Agents in Hotwells and Harbourside
Selling and letting between the Gorge and the Floating Harbour
Hotwells sits in the gap between Clifton above and the water below, which gives it a character neither of them has. Georgian terraces from its spa days share the area with converted wharves and newer harbourside blocks, and the ferry into town runs seven days a week.
Sign up for property alerts
Properties in Hotwells and Harbourside
The Hotwells property market
What homes in Hotwells have actually sold for over the last year, updated automatically from HM Land Registry data.
| Property type | Typical price | Sales |
|---|---|---|
| Flats | £330,000 | 71 |
| Terraced | £515,000 | 11 |
| Semi-detached | Too few sales | 2 |
| Bedrooms | Average rent |
|---|---|
| 1 bedroom | £1,225 pcm |
| 2 bedrooms | £1,544 pcm |
| 3 bedrooms | £1,759 pcm |
| 4 or more bedrooms | £2,546 pcm |
Sold prices are the median of standard residential sales registered with HM Land Registry, Jul 2025 to Jun 2026. Price change from the UK House Price Index (Bristol, July 2026). Rents from the ONS Price Index of Private Rents (Bristol, August 2026). Last updated 17 September 2026. Contains HM Land Registry data © Crown copyright and database right 2026. Source: Office for National Statistics. Licensed under the Open Government Licence v3.0.
Living in Hotwells
The oldest stock is Georgian, including Albemarle Row and Dowry Square, and much of it is listed or in a conservation area. Alongside it sit the flats created from former dockside buildings and the newer apartments along the harbour, of which Wapping Wharf is the best known, now home to around a thousand residents and a run of independent businesses.
The other thing to know about Hotwells is that it is about to change. The Western Harbour regeneration covers Spike Island and the Cumberland Basin, with a masterplan proposing somewhere between 750 and 1,200 new homes, applications expected from 2026 and construction not starting until 2028.
The housing
Georgian terraces: including Albemarle Row and Dowry Square, much of it listed.
Wharf conversions: flats in former dockside buildings along Hotwell Road and the harbour.
New build apartments: Wapping Wharf and the harbourside blocks, popular with professionals and investors.
Schools, getting about and what is on the doorstep
Schools
Hotwells Primary: on Hope Chapel Hill, rated good by Ofsted at its September 2022 inspection.
Secondary: Bristol Cathedral Choir School in the city centre is the nearest, rated good with an outstanding sixth form.
Transport
Ferry: the harbour ferry runs between Hotwells, the city centre and Temple Meads seven days a week.
Buses: services along Hotwell Road towards Portishead, Clevedon and Weston.
Cycling: Festival Way, National Cycle Route 33, starts at Queen Square and runs out through Ashton Court.
Parking: the Cliftonwood and Hotwells and Spike Island residents’ schemes cover the area.
Amenities
Wapping Wharf: around 45 independent businesses, bars and restaurants on the harbourside.
On the water: Brunel’s SS Great Britain, the Albion Dockyard and the harbour walk into the centre.
Nearby: Clifton Village is up the hill, and the centre is a ferry ride or a walk along the water.
Selling or letting in Hotwells
Flats dominate the market here, and the buyers are mostly professionals, downsizers and investors rather than families. Views, outside space and parking are the three things that separate one asking price from another, and a flat with all three is worth waiting for the right buyer.
Lettings are strong year round because of the age profile and the walk to the centre. If you are buying to let, the Western Harbour scheme is worth understanding: it is years from completion, but it will reshape the area around the Cumberland Basin when it lands.
What Our Clients Say
Hundreds of five-star reviews on Google and AllAgents, from sellers, landlords and tenants across Bristol.
Common questions about Hotwells
Some of the most common questions we get. If you still have questions, feel free to contact us below.
Is Hotwells a good buy-to-let area?
It has the ingredients: a young population, a short walk or ferry ride into the centre, and flats that let year round to professionals and sharers.
What is happening with Western Harbour?
The council appointed masterplanners in 2024, planning applications are expected from 2026 and construction is not due to start until 2028. The proposals include several hundred new homes around the Cumberland Basin.
Do harbourside flats hold their value?
The well located ones do. Aspect, outside space, service charges and parking make more difference here than the age of the building.
Areas nearby
We cover the whole of Bristol and the surrounding areas from our two offices. These are the neighbourhoods closest to Hotwells.
Thinking of selling or letting in Hotwells?
Our Redland office covers Hotwells. Book a free valuation, give us a ring on 0117 907 3577, or pop into the office for a chat. No obligation either way.