# 2 bedroom apartment for sale (PL28 8DB) ## Property Details | Key | Value | |-----|-------| | Address | Station Road, Padstow, Cornwall, PL28, PL28 8DB | | Price | £550,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Last sold | £755,000 | ## Description JOINT AGENTS - TO BE SOLD AT AUCTION 04 June 2026 Strettons A recently constructed ground floor apartment with immaculate accommodation throughout, situated within easy reach of the harbour and with the added benefit of an allocated parking space. Follow the steps from the parking area down to the lower floor of the building where you will find 1 Knot Barn. Enter into a bright hallway and through to a comfortable open plan living area. A dual aspect room enjoying lovely glimpses of the estuary, a contemporary fitted kitchen with built in Bosch appliances, and sliding doors out to an enclosed patio area. There are two good sized double bedrooms with solid Oak furniture included. The master bedroom enjoys en-suite shower facilities and there is also a modern family bathroom off the hall too, both with contemporary, neutral tiling. The luxury accommodation includes underfloor heating throughout and a Mechanical Ventilation system. There are maintained communal grounds and an allocated storage cage, ideal for beach equipment or bikes. Located within an exclusive development on the edge of the town centre, 1 Knot Barn has the best of both worlds, a peaceful resting place but with the buzz of the town in just a two-minute walk. 1 Knot Barn would be an ideal holiday home with excellent rental potential and easy lock up and leave situation, or would be equally suitable as a private residence. Padstow is a highly desirable destination in the West Country. It is a striking harbour town, a working fishing port, and is surrounded by a stretch of coastline of outstanding natural beauty. Famous for it's selection of gourmet restaurants, including those of Rick Stein and Paul Ainsworth, Padstow offers an amazing culinary scene and several brilliant pubs and bars. Situated ideally by the South West Coast path for beautiful scenic walks, and of course, there are several stunning beaches within a short drive providing a huge choice of water sports. ACCOMMODATION ENTRANCE Double glazed front entrance door to: HALL Doors to open plan living room, bathroom and bedrooms. Recessed spotlights, Karndean flooring, cupboard housing boiler and vent axia systems, new washer dryer. KITCHEN, DINING & SITTING ROOM Double glazed sliding doors giving access to the patio garden, double glazed window, Karndean flooring, recessed spotlights, a range of base and wall units with Ceasarstone worktop and under unit lighting, 1 ½ bowl stainless steel sink unit, built in Bosch appliances to include an electric oven with induction hob and extractor fan over, microwave, wine fridge, fridge / freezer, dishwasher. BEDROOM 2 Double glazed window, recessed spotlights, wool carpet. BATHROOM Tiled flooring and part tiled walls, bath with shower over, low level WC, fitted wash hand basin, large mirror, heated towel rail, recessed spotlights. BEDROOM 1 Double glazed window, recessed spotlights, wool carpet. EN-SUITE Tiled flooring and part tiled walls, large shower enclosure, low level WC, fitted wash hand basin, large mirror, heated towel rail, recessed spotlights. PARKING Allocated parking for one car. GARDEN Accessed from the living room is a low maintenance enclosed patio area where you can enjoy wonderful glimpses of the estuary. SERVICES / NOTES Leasehold tenure 996 years remaining. The property benefits from 7 years remaining Buildzone Warranty. Council tax band F. Annual maintenance fees of approx. £2,500, ground of £250pa. Traditional masonry construction, slate tiled pitched roof, double glazing throughout. Mains electricity (no EV charger installed, wiring available to connect to, or public facilities available within 1 mile), ground source heat pump, mains drainage, mains water. Underfloor heating throughout. Fibre broadband available, full mobile signal available. IMPORTANT NOTICE Cornwall Estates (Padstow) Ltd give notice that; These particulars do not constitute any contract or offer and are for guidance only and are not necessarily comprehensive. The accuracy of the particulars is not guaranteed and should not be relied upon as representations of fact. Cornwall Estates (Padstow) Ltd, their clients nor any joint agents have authority to make any representations about the property and any information given is without responsibility on the part of the agents, sellers or lessor(s). Any intended purchaser should satisfy themselves by inspection or otherwise of the statements contained in these particulars. Any areas distances or measurement are approximate. Assumptions should not be made that the property has all the necessary planning permissions and building regulations. We have not tested any services, equipment or facilities. Viewing by appointment only. Purchasers should check the availability for viewing before embarking on any journey to view or incurring travelling expenses. Some photographs may be taken with a wide-angle lens. ## Property Photos - ![Photo](/listings/photos/154878737/202376) - ![Photo](/listings/photos/154878737/202377) - ![Photo](/listings/photos/154878737/202378) - ![Photo](/listings/photos/154878737/202379) - ![Photo](/listings/photos/154878737/202380) - ![Photo](/listings/photos/154878737/202381) - ![Photo](/listings/photos/154878737/202382) - ![Photo](/listings/photos/154878737/202383) - ![Photo](/listings/photos/154878737/202384) - ![Photo](/listings/photos/154878737/202385) ## Floorplans - ![Floorplan 1](/listings/photos/154878737/202386) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/154878737/202387) - EPC 1 ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | [Same street] THE KNOT BARN 2 STATION ROAD, PADSTOW, CORNWALL, PL28 8DB | £730,000 | 19/10/2023 | Flat | | [Same street] THE LONG STORE 4 STATION ROAD, PADSTOW, CORNWALL, PL28 8DB | £755,000 | 19/10/2023 | Flat | | [Same street] THE KNOT BARN 1 STATION ROAD, PADSTOW, CORNWALL, PL28 8DB | £755,000 | 09/10/2023 | Flat | | [Same street] THE SAIL LOFT STATION ROAD, PADSTOW, CORNWALL, PL28 8DB | £800,000 | 28/09/2023 | Flat | | [Same street] THE LONG STORE 1 STATION ROAD, PADSTOW, CORNWALL, PL28 8DB | £730,000 | 05/09/2023 | Flat | | [Same street] THE LONG STORE 2 STATION ROAD, PADSTOW, CORNWALL, PL28 8DB | £775,000 | 05/09/2023 | Flat | | [Same street] THE LONG STORE 5 STATION ROAD, PADSTOW, CORNWALL, PL28 8DB | £795,000 | 05/09/2023 | Flat | | [Same street] THE LONG STORE 7 STATION ROAD, PADSTOW, CORNWALL, PL28 8DB | £1,500,000 | 05/09/2023 | Flat | | [Same street] THE LONG STORE 3 STATION ROAD, PADSTOW, CORNWALL, PL28 8DB | £800,000 | 05/09/2023 | Flat | | [Same street] THE LONG STORE 6 STATION ROAD, PADSTOW, CORNWALL, PL28 8DB | £875,000 | 31/08/2023 | Flat | | 26 FLAT DUKE STREET, PADSTOW, CORNWALL, PL28 8AB | £319,999 | 04/05/2022 | Flat | | 28 DUKE STREET, PADSTOW, CORNWALL, PL28 8AB | £440,000 | 03/05/2022 | Flat | | 38 HAWKERS DUKE STREET, PADSTOW, CORNWALL, PL28 8AD | £280,000 | 15/03/2022 | Flat | | THE OLD MILL, 14 MILL ROAD, PADSTOW, CORNWALL, PL28 8BT | £442,000 | 29/09/2021 | Flat | **Street average:** £851,500 (10 sales) **Area average:** £370,500 (4 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £400,000 (1 Flat, PL28, 2024–2026) - **Deviation:** +37.5% ## Rental Range *ONS Price Index of Private Rents (Cornwall). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £902/mo - **Realistic:** £1,002/mo - **Optimistic:** £1,102/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 2 Bed Detached House, Moyle Road, PL28 | £1,750/mo | 2 | 0.29 miles | OpenRent | **Average rent: £1,750/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.32% (weak for cashflow) - **Max investor price (0.8%):** £218,750 - **Target investor price (1%):** £175,000 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £1,750/mo).* - **Gross yield:** 3.8% - **Cost-to-rent:** 26.2× - **Monthly cashflow:** £-616/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.6% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 14.3% ## House Price Index (HM Land Registry) *Official index for Cornwall; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -7% - **5y growth (index):** -2.2% - **10y growth (index):** 17.9% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)