# 2 bedroom apartment for sale (PL1 3PA) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 38, CLARENCE, 10, ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH PL1 3PA | | Price | £300,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Council tax | E | | Construction age | England and Wales: before 1900 | | Floor area | 123 m² | | Last sold | £300,000 Feb 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 12/01/2030 - **Current heating cost:** £960/year ### Recommendations - A2 (1,500) - Q (14,000) - I (3,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9278-5011-6229-4160-8284) ## Description Lang Town and Country are pleased to offer to the market an opportunity to Own a Grade I Listed Loft-Style Duplex with Unrivalled Views. The Clarence is located at the renowned Royal William Yard, the development started by Urban Splash which has won a host of awards to date and is currently one of Plymouth's finest waterfront destinations. These stunning buildings form part of British maritime history and have a range of restaurants and art galleries which host events and exhibitions throughout the year. Step into this exceptional Grade I listed loft-style duplex apartment, offering breath-taking panoramic views across the River Tamar and towards the scenic Mount Edgcumbe. Located in one of the area?s most desirable settings, this remarkable two-bedroom home is a true one-of-a-kind, blending historical charm with sophisticated modern living. The apartment is located on the first floor which is accessed via communal stairs. Upon entering the apartment, you are welcomed into an entrance hall with a WC, storage space and the second bedroom / study.  As you ascend to the upper level, you're welcomed by a bright and spacious open-plan living area. Flooded with natural light from remote-controlled Velux windows, the space showcases stunning original features including solid oak flooring and characterful exposed stone walls. This seamless fusion of heritage and contemporary design creates a warm, inviting ambiance that?s both elegant and inspiring. Adjoining the living space is a stylish, well-appointed kitchen equipped with modern appliances and generous storage. Whether you?re cooking for two or entertaining guests, the adjacent dining area provides an intimate yet functional setting for any occasion. The apartment features two expansive double bedrooms, each offering a tranquil sanctuary with sweeping views of the picturesque landscape. Wake up each morning to the serene beauty of the river and countryside?an everyday luxury that elevates this home above the ordinary. Ideal as a primary residence, weekend retreat, or holiday let, this property also benefits from the flexibility of short-term rental potential, making it an attractive investment opportunity in an area popular with tourists. Residents enjoy the peace and quiet of a private setting while remaining within easy reach of local amenities, charming villages, and cultural attractions. Whether you?re exploring the scenic riverbanks or delving into the rich heritage of the region, the location offers the perfect blend of tranquillity and convenience. Additional highlights include a Residents Right to Park managed via SIP, adding to the ease of living in this well-connected yet peaceful development. This is more than just an apartment?it?s a chance to own a piece of history wrapped in contemporary comfort. Don't miss your opportunity to view this exceptional property. Contact us today to arrange a viewing and discover all it has to offer. **Leasehold Information:** we understand the apartment is held on a Lease with 101 years remaining and subject to a service charge of approximately £4000 per year from but this is subject to change and an annual ground rent of approximately £395. The above information is provided in good faith although we would recommend that prospective purchasers consult their own solicitor for formal verification.  There is no garden at this property. ## Property Photos - ![Photo](/listings/photos/162912194/781051) - ![Photo](/listings/photos/162912194/781052) - ![Photo](/listings/photos/162912194/781053) - ![Photo](/listings/photos/162912194/781054) - ![Photo](/listings/photos/162912194/781055) - ![Photo](/listings/photos/162912194/781056) - ![Photo](/listings/photos/162912194/781057) - ![Photo](/listings/photos/162912194/781058) - ![Photo](/listings/photos/162912194/781059) - ![Photo](/listings/photos/162912194/781060) - ![Photo](/listings/photos/162912194/781061) - ![Photo](/listings/photos/162912194/781062) - ![Photo](/listings/photos/162912194/781063) - ![Photo](/listings/photos/162912194/781064) - ![Photo](/listings/photos/162912194/781065) - ![Photo](/listings/photos/162912194/781066) - ![Photo](/listings/photos/162912194/781067) ## Floorplans - ![Floorplan 1](/listings/photos/162912194/781068) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/162912194/781069) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | CLARENCE, 10 FLAT 38 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3PA | £300,000 | 16/02/2026 | Flat | | CLARENCE, 10 FLAT 38 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3PA | £262,000 | 18/03/2022 | 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 | |---------|-------|------|------| | 28 MOUNT STONE ROAD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3RW | £158,000 | 29/07/2025 | Flat | | 4 FLAT 49 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3GD | £195,000 | 19/12/2023 | Flat | | 4 FLAT 50 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3GD | £185,000 | 11/12/2023 | Flat | | 4 FLAT 4 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3GD | £182,000 | 01/11/2023 | Flat | | CLARENCE, 10 FLAT 11 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3PA | £251,000 | 07/08/2023 | Flat | | CLARENCE, 10 FLAT 7 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3PA | £180,000 | 05/04/2023 | Flat | | 4 FLAT 29 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3GD | £165,000 | 24/03/2023 | Flat | | CLARENCE, 10 FLAT 2 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3PA | £550,000 | 21/12/2022 | Flat | | 4 FLAT 7 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3GD | £175,000 | 19/12/2022 | Flat | | 4 FLAT 49 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3GD | £207,000 | 16/12/2022 | Flat | | 4 FLAT 4 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3GD | £170,000 | 25/11/2022 | Flat | | 8 FLAT 44 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3QQ | £820,000 | 07/11/2022 | Flat | | 8 FLAT 26 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3QQ | £350,000 | 03/11/2022 | Flat | | 8 FLAT 18 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3QQ | £225,000 | 02/11/2022 | Flat | | 4 FLAT 20 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3GD | £155,501 | 18/10/2022 | Flat | | CLARENCE, 10 FLAT 33 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3PA | £245,000 | 28/09/2022 | Flat | | 8 FLAT 22 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3QQ | £156,500 | 08/08/2022 | Flat | | 4 FLAT 11 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3GD | £140,000 | 05/08/2022 | Flat | | 4 FLAT 48 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3GD | £199,000 | 28/07/2022 | Flat | | 8 FLAT 51 ROYAL WILLIAM YARD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3QQ | £270,000 | 22/07/2022 | Flat | **Area average:** £248,950 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £170,133 (54 Flat, PL1, 2024–2026) - **Deviation:** +76.3% ## Rental Range *ONS Price Index of Private Rents (Plymouth). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £895/mo - **Realistic:** £994/mo - **Optimistic:** £1,093/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 Flat, St. Aubyn Street, PL1 | £2,500/mo | 2 | 0.79 miles | OpenRent | **Average rent: £2,500/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.83% (okay) - **Max investor price (0.8%):** £312,500 - **Target investor price (1%):** £250,000 *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 £2,500/mo).* - **Gross yield:** 10% - **Cost-to-rent:** 10× - **Monthly cashflow:** £1,044/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 14.4% *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).* ## Price per Square Metre - **£/m²:** £2,439/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -15.5% - **10y growth:** 10.4% ## House Price Index (HM Land Registry) *Official index for City of Plymouth; Flats and maisonettes series; as of April 2026.* - **1y growth (index):** -1.1% - **5y growth (index):** 11% - **10y growth (index):** 29% ## 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)