# 1 bedroom apartment for sale (CT1 3AT)

## Property Details

| Key | Value |
|-----|-------|
| Address | APARTMENT 48, EASTRY PLACE, 35 - 41, NEW DOVER ROAD, CANTERBURY, KENT CT1 3AT |
| Price | £279,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £397,000 Jul 2024 |

## Description

A SUPERB and MODERN one double bedroom SOUTH & WEST FACING apartment, situated on the SECOND FLOOR of Eastry Place, a McCarthy Stone Retirement Living PLUS development. The apartment features a spacious, modern lounge and bedroom, both benefiting from dual-aspect windows that provide an abundance of natural light. The property also includes a separate kitchen and car parking space.

The EXCELLENT COMMUNAL FACILITIES include; an ON-SITE BISTRO serving fresh meals daily, a HOMEOWNERS LOUNGE where social events take place, LIFT access to all floors, 24 hour staffing and careline system for PEACE-OF-MIND, a SALON, a GUEST SUITE for visiting family and friends, LOVELY LANDSCAPED GARDENS, and more!

*Entitlements Advice and Part Exchange available*

**Development Overview** - Completed in 2022, Eastry Place is one of McCarthy Stone’s latest Retirement Living PLUS developments, exclusive for the over 70s.

Boasting a mix of 50, one- and two-bedroom properties, this development is located on the outskirts of the city with superb shopping amenities and the local doctors surgery only a short walk away. Bus stops are located directly outside the property offering regular services to the historic city centre and excellent local and national transport links. 

The superb communal facilities include; a subsidised on-site chef-run bistro with changing seasonal menus, a communal lounge with free Wi-Fi and a state-of-the-art audio and visual system where social events take place and lovely landscaped gardens. 

There is a well equipped laundry room, a salon, and a mobility scooter storage & charging room. If your family or friends wish to stay, there is a beautiful guest suite which can be booked (fees apply). For peace-of-mind, there are staff on-call 24/7 and a dedicated Estate Manager who handles the day-to-day running of the community. In addition, there is a 24/7 call system and camera entry system, as well as lift access to all floors. One hour of domestic support per week is included in the service charge at Eastry Place, with additional services including care and support available at an extra charge. This can be from as little as 15 minutes per session, which can be increased or decreased to suit your needs.

**Entrance Hallway** - Front door with spy hole leads to the entrance hall, where there is illuminated light switches, a front door release with intercom, smoke detector and 24-hour emergency call button in place. The spacious hallway offers room for additional furniture or a desk setup, as demonstrated by the current homeowner’s arrangement. From the hallway there is a walk-in storage/airing cupboard and doors leading to the living area, bedroom and shower room.

**Living Room** - A bright and spacious dual-aspect living room enjoying sunny south and west-facing outlooks. The room offers ample space for both lounge and dining areas, and benefits from TV and telephone points, two ceiling light fittings, and raised electric power sockets for added convenience.

**Kitchen** - The kitchen area boasts a contemporary range of pale grey wall and base units with complimentary work-surfaces. Amenities include; sink and drainer unit, Beko electric oven, four ring ceramic hob, cooker hood and integral fridge freezer. Wood effect flooring and spotlight light fitting.

**Bedroom** - A spacious double bedroom also benefiting from a dual aspect, offering a both south and east facing outlook. Door leads to a walk in wardrobe with hanging rails and shelving space. TV and telephone points, ceiling light fitting, raised electric power sockets and emergency pull cord.

**Shower Room** - A modern wet room style shower room, comprising; walk-in level access thermostatically controlled shower with grab rails and curtain, WC, and vanity wash-hand basin with fitted storage below and mirror above. Electric heated towel rail and emergency pull cord.

**Lease Information** - Lease Length: 999 years from January 2023

**Service Charge (Breakdown)** - What your service charge pays for:

• Estate Manager who ensures the development runs smoothly

• CQC Registered care staff on-site 24/7 for your peace of mind

• 1 hour cleaning / domestic assistance per week, per apartment

• 24hr emergency call system

• Monitored fire alarms and door camera entry security systems

• Maintaining lifts

• Heating and lighting in communal areas

• The running costs of the onsite restaurant

• Cleaning of communal areas daily

• Cleaning of windows

• Maintenance of the landscaped gardens and grounds

• Repairs & maintenance to the interior communal areas

• Contingency fund including internal and external redecoration of communal areas

• Buildings insurance, water and sewerage rates

The service charge does not cover external costs such as your Council Tax, electricity or TV. Find out more about service charges please contact your Property Consultant or Estate Manager.

Service Charge £11,420.04 per annum (for financial year ending 28/02/2027)

Ask about our free entitlements service to find out what benefits you may be entitled to.

**Moving Made Easy & Additional Information** - Moving is a huge step, but don’t let that hold you back. We have a range of services to help your move go smoothly, including:

• FREE Entitlements Advice to help you find out what benefits you may be entitled to.

• Part Exchange service to help you move without the hassle of having to sell your own home.

• Removal Services that can help you declutter and move you in to your new home.

• Conveyancing specialists who are experienced with sales and purchases of McCarthy Stone retirement properties.

FOR MORE INFORMATION CHECK OUR WEBPAGE ADDITIONAL SERVICES OR SPEAK WITH OUR PROPERTY CONSULTANT

• Full Fibre Broadband available

• Mains water and electricity

• Electric room heating

• Mains drainage

## Property Photos

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## Floorplans

- ![8689946.jpg](/listings/photos/88737489/1055329) - 8689946.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/88737489/1055330) - EE Rating

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| EASTRY PLACE, 35 - 41 APARTMENT 48 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AT | £397,000 | 17/07/2024 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| EASTRY PLACE, 35 - 41 APARTMENT 46 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AT | £460,000 | 01/05/2025 | Flat |
| CHAUCER COURT 31 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AU | £112,000 | 28/03/2025 | Flat |
| CHAUCER COURT 31 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AU | £137,000 | 28/03/2025 | Flat |
| EASTRY PLACE, 35 - 41 APARTMENT 27 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AT | £320,000 | 31/10/2024 | Flat |
| CHANTRY PLACE FLAT 6 LOWER CHANTRY LANE, CANTERBURY, KENT, CT1 1SY | £92,000 | 15/12/2023 | Flat |
| EASTRY PLACE, 35 - 41 APARTMENT 28 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AT | £460,000 | 30/11/2023 | Flat |
| EASTRY PLACE, 35 - 41 APARTMENT 25 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AT | £485,000 | 31/10/2023 | Flat |
| EASTRY PLACE, 35 - 41 APARTMENT 43 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AT | £485,000 | 31/10/2023 | Flat |
| EASTRY PLACE, 35 - 41 APARTMENT 31 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AT | £515,000 | 31/10/2023 | Flat |
| EASTRY PLACE, 35 - 41 APARTMENT 44 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AT | £525,000 | 31/10/2023 | Flat |
| EASTRY PLACE, 35 - 41 APARTMENT 1 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AT | £510,000 | 31/10/2023 | Flat |
| EASTRY PLACE, 35 - 41 APARTMENT 24 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AT | £485,000 | 31/10/2023 | Flat |
| EASTRY PLACE, 35 - 41 APARTMENT 19 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AT | £470,000 | 31/10/2023 | Flat |
| EASTRY PLACE, 35 - 41 APARTMENT 49 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AT | £293,646 | 31/10/2023 | Flat |
| DUROVERNUM COURT FLAT 19 OLD DOVER ROAD, CANTERBURY, KENT, CT1 3DA | £220,000 | 21/09/2023 | Flat |
| DUROVERNUM COURT FLAT 17 OLD DOVER ROAD, CANTERBURY, KENT, CT1 3DA | £178,000 | 10/07/2023 | Flat |
| ELMS COURT, 46 FLAT 11 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3DT | £170,000 | 06/06/2023 | Flat |
| BRIDGE HOUSE, 71 2 OLD DOVER ROAD, CANTERBURY, KENT, CT1 3DB | £182,000 | 01/06/2023 | Flat |
| CHAUCER COURT 17 NEW DOVER ROAD, CANTERBURY, KENT, CT1 3AU | £204,000 | 19/04/2023 | Flat |
| 26 FLAGSTAFF COURT, CANTERBURY, KENT, CT1 3HA | £400,000 | 25/11/2022 | Flat |

**Area average:** £335,182 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £224,034 (29 Flat, CT1, 2024–2026)
- **Deviation:** +24.5%

## Rental Range

*ONS Price Index of Private Rents (Canterbury). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,148/mo
- **Realistic:** £1,276/mo
- **Optimistic:** £1,404/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Canterbury (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £673/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 |
|------|------|------|------|------|
| 1 Bed Flat, New Dover Road, CT1 | £1,195/mo | 1 | 0.29 miles | OpenRent |
| 1 Bed Flat, High Street, CT1 | £2,300/mo | 1 | 0.53 miles | OpenRent |
| 1 Bed Flat, High Street, CT1 | £2,350/mo | 1 | 0.53 miles | OpenRent |

**Average rent: £1,948/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.82% (okay)
- **Max investor price (0.8%):** £287,500
- **Target investor price (1%):** £230,000

*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 £2,300/mo).*

- **Gross yield:** 9.9%
- **Cost-to-rent:** 10.1×
- **Monthly cashflow:** £946/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14%

*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:** -11.7%
- **10y growth:** -0.8%

## House Price Index (HM Land Registry)

*Official index for Canterbury; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -3.9%
- **5y growth (index):** -3.9%
- **10y growth (index):** 11.7%

## 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)