# 2 bedroom flat for sale (PL1 2PP)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 31, CITADEL COURT, 2, ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH PL1 2PP |
| Price | £90,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £86,000 Nov 2025 |

## Description

Guide £90,000 - £100,000

Your Move welcome to the market a 4th floor, two-bedroomed leasehold flat in Citadel Court, an over 55's complex situated on the doorstep of the Hoe Promenade. Its situation showcases the perfect balance of city and coast. This property is being sold with no onward chain.

Citadel Court is managed by Sanctuary Housing and this development consists of 39 flats with a Resident part-time ‘Scheme Manager’ and a ‘Care-line’ alarm service. In addition the property benefits from a communal Laundry room and secure underground parking is available. We have been advised that this property is pet friendly. 

Citadel Court is well-connected and offers a unique location within the Historical Plymouth Hoe area. The centrepiece is Smeaton's Tower a 72ft lighthouse and Plymouth Barbican with its cobbled streets. The city centre is also a short walk away.  All of this is within a stone’s throw, making Citadel Court an ideal location. 

Citadel Court welcomes you through a secure entry into a communal hallway, leading to a lift for easy access to the fourth floor. The flat is in good condition, the kitchen is practical and well-appointed. The main bedroom is a sizeable double with built-in wardrobes, and the second bedroom is a comfortable single room. The bathroom features a double walk-in shower, delivering both style and convenience.

The heart of the home is the 17ft lounge & dining area with a larger-than-average bay window. This feature allows in an abundance of natural light, showing off the surrounding area with a panoramic view of the city of Plymouth and views across to the Moors.  

This property is for those over 55, seeking a comfortable and convenient living environment in a central location. The flat is within Council Tax Band B, there is an Annual Service Charge of approximately £3600 and Ground rent of £10 per annum. The lease is 125 years from the 25th of January 1988. 

EPC C

Local Authority - City Of Plymouth

Conservation Area - The Hoe

Rivers & Seas No Risk

Surface Water Very Low

Mobile (based on calls indoors)

O2 

EE 

Three 

Vodafone

Broadband (estimated speeds)

Standard 11 mbps

Superfast 80 mbps

Ultrafast 1000 mbps

Satellite & Cable TV Availability

BT 

Sky 

Virgin

EPC to be confirmed.

**IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:**

We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases. 

MUT250073/2

## Property Photos

- ![Outlook](/listings/photos/158269514/366753) - Outlook
- ![Front](/listings/photos/158269514/366754) - Front
- ![Lounge & Diner](/listings/photos/158269514/366755) - Lounge & Diner
- ![Kitchen](/listings/photos/158269514/366756) - Kitchen
- ![Shower Room](/listings/photos/158269514/366757) - Shower Room
- ![Lounge & Diner](/listings/photos/158269514/366758) - Lounge & Diner
- ![Bedroom](/listings/photos/158269514/366759) - Bedroom
- ![Bedroom](/listings/photos/158269514/366760) - Bedroom

## Floorplans

- ![Floorplan](/listings/photos/158269514/366761) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/158269514/366762) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CITADEL COURT, 2 FLAT 31 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £86,000 | 28/11/2025 | Flat |
| CITADEL COURT, 2 FLAT 31 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £95,000 | 10/09/2013 | 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 |
|---------|-------|------|------|
| 5A ELLIOT TERRACE, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PL | £150,000 | 12/12/2025 | Flat |
| 175 FLAT 22 NOTTE STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2BT | £175,000 | 17/11/2025 | Flat |
| 264 - 266 FLAT 10 CITADEL ROAD, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PY | £167,500 | 17/10/2025 | Flat |
| 2A BASEMENT THE ESPLANADE, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PJ | £249,000 | 26/02/2025 | Flat |
| 264 - 266 FLAT 9 CITADEL ROAD, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PY | £145,000 | 14/10/2024 | Flat |
| 175 FLAT 27 NOTTE STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2BT | £257,000 | 22/12/2023 | Flat |
| 26A ATHENAEUM STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2RQ | £140,000 | 20/12/2023 | Flat |
| 24 FLAT 28 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2BE | £297,500 | 27/11/2023 | Flat |
| OSBORNE COURT FLAT 90 LOCKYER STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PX | £200,000 | 24/11/2023 | Flat |
| AZURE WEST, 1 FLAT 2 GRAND HOTEL ROAD, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PQ | £240,000 | 10/11/2023 | Flat |
| HOLYROOD COURT FLAT 47 HOLYROOD PLACE, PLYMOUTH, CITY OF PLYMOUTH, PL1 2QB | £150,000 | 08/11/2023 | Flat |
| 175 FLAT 19 NOTTE STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2BT | £257,500 | 31/08/2023 | Flat |
| [Same street] CITADEL COURT, 2 FLAT 3 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £88,000 | 23/08/2023 | Flat |
| 24 FLAT 7 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2BE | £325,000 | 02/06/2023 | Flat |
| 175 FLAT 29 NOTTE STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2BT | £265,000 | 02/05/2023 | Flat |
| TOP FLOOR FLAT, 63 CITADEL ROAD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3AX | £140,000 | 25/04/2023 | Flat |
| OSBORNE COURT FLAT 100 LOCKYER STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PX | £240,000 | 04/04/2023 | Flat |
| 20C ST JAMES PLACE WEST, PLYMOUTH, CITY OF PLYMOUTH, PL1 3AT | £172,500 | 31/03/2023 | Flat |
| [Same street] CITADEL COURT, 2 FLAT 7 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £97,500 | 20/03/2023 | Flat |
| [Same street] CITADEL COURT, 2 FLAT 35 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £95,000 | 08/12/2022 | Flat |
| [Same street] CITADEL COURT, 2 FLAT 16 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £112,000 | 08/12/2022 | Flat |
| [Same street] CITADEL COURT, 2 FLAT 39 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £98,000 | 08/12/2022 | Flat |
| CHICHESTER HOUSE FLAT 9 CITADEL ROAD, PLYMOUTH, CITY OF PLYMOUTH, PL1 3BA | £128,000 | 01/12/2022 | Flat |
| AZURE, 55 FLAT 5 CLIFF ROAD, THE HOE, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PE | £365,000 | 30/11/2022 | Flat |
| 16 HOLYROOD PLACE, PLYMOUTH, CITY OF PLYMOUTH, PL1 2QB | £128,000 | 22/11/2022 | Flat |
| [Same street] CITADEL COURT, 2 FLAT 11 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £110,000 | 11/10/2022 | Flat |
| [Same street] CITADEL COURT, 2 FLAT 9 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £120,000 | 30/09/2022 | Flat |
| [Same street] 10 FLAT 1 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £180,000 | 06/07/2022 | Flat |
| [Same street] 4 FLAT 9 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £167,000 | 11/05/2022 | Flat |
| [Same street] CITADEL COURT, 2 FLAT 21 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £51,000 | 25/04/2022 | Flat |
| [Same street] CITADEL COURT, 2 FLAT 6 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £95,000 | 25/03/2022 | Flat |
| [Same street] CITADEL COURT, 2 FLAT 40 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £120,000 | 07/03/2022 | Flat |
| [Same street] CITADEL COURT, 2 FLAT 35 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £80,500 | 17/12/2021 | Flat |
| [Same street] 10 FLAT 4 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £175,000 | 08/10/2021 | Flat |
| [Same street] CITADEL COURT, 2 FLAT 30 ELLIOT STREET, PLYMOUTH, CITY OF PLYMOUTH, PL1 2PP | £91,000 | 27/08/2021 | Flat |

**Street average:** £112,000 (15 sales)
**Area average:** £209,600 (20 sales)

## Price vs local average

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

- **Local average:** £168,609 (43 Flat, PL1, 2024–2026)
- **Deviation:** -46.6%

## Rental Range

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

- **Low:** £890/mo
- **Realistic:** £989/mo
- **Optimistic:** £1,088/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, North Road West, PL1 | £875/mo | 2 | 0.64 miles | OpenRent |

**Average rent: £875/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.97% (okay)
- **Max investor price (0.8%):** £109,375
- **Target investor price (1%):** £87,500

*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 £875/mo).*

- **Gross yield:** 11.7%
- **Cost-to-rent:** 8.6×
- **Monthly cashflow:** £408/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 18.8%

*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:** -14.6%
- **10y growth:** 16.1%

## House Price Index (HM Land Registry)

*Official index for City of Plymouth; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -1.4%
- **5y growth (index):** 11.7%
- **10y growth (index):** 29.6%

## 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)