Sold Flat

32 THE VINERY

TORQUAY, TORBAY TQ1 1TY

2 beds 2 baths 83 m² Listed 15 Jun 2024 (-765d)

£195,000

Reduced on 3 Apr 2025

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# 2 bedroom flat for sale (TQ1 1TY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 32 THE VINERY, TORQUAY, TORBAY TQ1 1TY |
| Price | £195,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | E |
| Last sold | £180,000 Sep 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 02/06/2034
- **Current heating cost:** £1,097/year
- **Est. upgrade cost to C:** £1,515

### Recommendations
- E (£15)
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0340-2007-9360-2604-8821)

## Description

With stunning harbour views, the apartment forms part of a desirable retirement community, situated to the top (fifth) floor, with two south facing terraces for enjoyment of the fine aspect.    With lift access, the apartment is approached along a covered walkway leading to the front door, the accommodation has an open plan living room incorporating the kitchen and opening to the terrace, bedroom one has a smaller terrace, bedroom two, bathroom and shower room.  Communual facilities include a laundry, lounge/conservatory and gardens.  Allocated parking.

## Property Photos

- ![Photo](/listings/photos/149205632/753912)
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## Floorplans

- ![Floorplan 1](/listings/photos/149205632/753925) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/149205632/753926) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 THE VINERY, TORQUAY, TORBAY, TQ1 1TY | £180,000 | 05/09/2025 | Flat |
| 32 THE VINERY, TORQUAY, TORBAY, TQ1 1TY | £155,000 | 14/06/1999 | 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 |
|---------|-------|------|------|
| 1 THE VINERY, TORQUAY, TORBAY, TQ1 1TY | £147,000 | 30/03/2026 | Flat |
| 11 BRADDONS HILL ROAD EAST, TORQUAY, TORBAY, TQ1 1HA | £110,000 | 19/12/2025 | Flat |
| 11 BRADDONS HILL ROAD EAST, TORQUAY, TORBAY, TQ1 1HA | £70,000 | 19/12/2025 | Flat |
| 11 BRADDONS HILL ROAD EAST, TORQUAY, TORBAY, TQ1 1HA | £75,000 | 19/12/2025 | Flat |
| 3 BRADDONS CLIFFE, TORQUAY, TORBAY, TQ1 1HR | £290,000 | 28/11/2025 | Flat |
| COLLINGWOOD, 38 4 BRADDONS HILL ROAD EAST, TORQUAY, TORBAY, TQ1 1AJ | £380,000 | 07/11/2025 | Flat |
| VILLA BELVEDERE FLAT 5 BRADDONS HILL ROAD WEST, TORQUAY, TORBAY, TQ1 1BG | £35,000 | 21/12/2022 | Flat |
| 16 FLAT 1 STRAND, TORQUAY, TORBAY, TQ1 2AA | £90,000 | 12/12/2022 | Flat |
| COLLINGWOOD, 38 2 BRADDONS HILL ROAD EAST, TORQUAY, TORBAY, TQ1 1AJ | £150,000 | 28/11/2022 | Flat |
| COLLINGWOOD, 38 11 BRADDONS HILL ROAD EAST, TORQUAY, TORBAY, TQ1 1AJ | £135,000 | 23/11/2022 | Flat |
| BRANDY WINE BRADDONS HILL ROAD WEST, TORQUAY, TORBAY, TQ1 1BG | £115,000 | 24/08/2022 | Flat |
| 32A TORWOOD STREET, TORQUAY, TORBAY, TQ1 1EB | £200,000 | 21/04/2022 | Flat |
| 4 THE TERRACE, TORQUAY, TORBAY, TQ1 1BN | £115,000 | 16/03/2022 | Flat |
| THE OLD BOARDING HOUSE FLAT 1 BRADDONS HILL ROAD WEST, TORQUAY, TORBAY, TQ1 1BG | £83,000 | 21/02/2022 | Flat |
| THE OLD BOARDING HOUSE FLAT 2 BRADDONS HILL ROAD WEST, TORQUAY, TORBAY, TQ1 1BG | £83,000 | 21/02/2022 | Flat |
| THE OLD BOARDING HOUSE FLAT 3 BRADDONS HILL ROAD WEST, TORQUAY, TORBAY, TQ1 1BG | £84,000 | 21/02/2022 | Flat |
| SOVEREIGN HOUSE, 52 FLAT 3 THE TERRACE, TORQUAY, TORBAY, TQ1 1DE | £277,000 | 18/02/2022 | Flat |
| SOVEREIGN HOUSE, 52 FLAT 1 THE TERRACE, TORQUAY, TORBAY, TQ1 1DE | £232,000 | 17/12/2021 | Flat |
| SOVEREIGN HOUSE, 52 FLAT 7 THE TERRACE, TORQUAY, TORBAY, TQ1 1DE | £455,000 | 08/12/2021 | Flat |
| 14 THE VINERY, TORQUAY, TORBAY, TQ1 1TY | £120,500 | 08/12/2021 | Flat |

**Area average:** £162,325 (20 sales)

## Price vs local average

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

- **Local average:** £171,714 (70 Flat, TQ1, 2024–2026)
- **Deviation:** +13.6%

## Rental Range

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

- **Low:** £817/mo
- **Realistic:** £908/mo
- **Optimistic:** £999/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South Devon (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 |
|------|------|------|------|------|
| 2 Bed Flat, Meadfoot Lane, TQ1 | £1,195/mo | 2 | 0.17 miles | OpenRent |

**Average rent: £1,195/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.61% (weak for cashflow)
- **Max investor price (0.8%):** £149,375
- **Target investor price (1%):** £119,500

*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 £1,195/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.6×
- **Monthly cashflow:** £283/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 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).*

## Price per Square Metre

- **£/m²:** £2,349/m²

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -25.6%
- **10y growth:** -7.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -6.3%
- **5y growth (index):** -1.8%
- **10y growth (index):** 19.6%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

83 m²

Council tax band

EPC rating

Last sold

£180,000 Sep 2025

Price per m²

£2,349/m²

Local average

£171,714 (+13.6%)

Deprivation

Decile 2 (5,352 of 33,755)

Street crime

420 incidents within 1 mile (May 2026)

Key features

Penthouse level apartment with stunning harbour views
Desirable retirement community, well placed for amenities
Open planing living area incoporating the kitchen
2 bedrooms, 2 bathrooms
Communal facilities including laundry, conservatory/lounge and gardens
Lift access, under cover parking space (allocated)

Additional details

Electricity: Mains supply
Broadband: ADSL copper wire
Water: Mains supply
Sewerage: Mains supply
Heating: Electric
Accessibility: Lift access
Parking: Allocated
Garden: Communal garden
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

With stunning harbour views, the apartment forms part of a desirable retirement community, situated to the top (fifth) floor, with two south facing terraces for enjoyment of the fine aspect. With lift access, the apartment is approached along a covered walkway leading to the front door, the accommodation has an open plan living room incorporating the kitchen and opening to the terrace, bedroom one has a smaller terrace, bedroom two, bathroom and shower room. Communual facilities include a laundry, lounge/conservatory and gardens. Allocated parking.

Listed by

Torquay

John Couch The Estate Agent

Reference: 149205632

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 03/06/2024

Expiry date: 02/06/2034

Current heating cost: £1,097/year

Potential heating cost: £823/year

Est. upgrade cost to C: £1,515

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Low energy lighting for all fixed outlets (£15)
High heat retention storage heaters (£1,200 - £1,800)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

16% since 1999

Event	Date	Price	% change
Sold	05/09/2025 (10 months ago)	£180,000	+16.1%
Sold	14/06/1999 (27 years ago)	£155,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
1 THE VINERY, TORQUAY, TORBAY, TQ1 1TY	£147,000	30/03/2026	Flat
11 BRADDONS HILL ROAD EAST, TORQUAY, TORBAY, TQ1 1HA	£110,000	19/12/2025	Flat
11 BRADDONS HILL ROAD EAST, TORQUAY, TORBAY, TQ1 1HA	£70,000	19/12/2025	Flat
11 BRADDONS HILL ROAD EAST, TORQUAY, TORBAY, TQ1 1HA	£75,000	19/12/2025	Flat
3 BRADDONS CLIFFE, TORQUAY, TORBAY, TQ1 1HR	£290,000	28/11/2025	Flat
COLLINGWOOD, 38 4 BRADDONS HILL ROAD EAST, TORQUAY, TORBAY, TQ1 1AJ	£380,000	07/11/2025	Flat
VILLA BELVEDERE FLAT 5 BRADDONS HILL ROAD WEST, TORQUAY, TORBAY, TQ1 1BG	£35,000	21/12/2022	Flat
16 FLAT 1 STRAND, TORQUAY, TORBAY, TQ1 2AA	£90,000	12/12/2022	Flat
COLLINGWOOD, 38 2 BRADDONS HILL ROAD EAST, TORQUAY, TORBAY, TQ1 1AJ	£150,000	28/11/2022	Flat
COLLINGWOOD, 38 11 BRADDONS HILL ROAD EAST, TORQUAY, TORBAY, TQ1 1AJ	£135,000	23/11/2022	Flat
BRANDY WINE BRADDONS HILL ROAD WEST, TORQUAY, TORBAY, TQ1 1BG	£115,000	24/08/2022	Flat
32A TORWOOD STREET, TORQUAY, TORBAY, TQ1 1EB	£200,000	21/04/2022	Flat
4 THE TERRACE, TORQUAY, TORBAY, TQ1 1BN	£115,000	16/03/2022	Flat
THE OLD BOARDING HOUSE FLAT 1 BRADDONS HILL ROAD WEST, TORQUAY, TORBAY, TQ1 1BG	£83,000	21/02/2022	Flat
THE OLD BOARDING HOUSE FLAT 2 BRADDONS HILL ROAD WEST, TORQUAY, TORBAY, TQ1 1BG	£83,000	21/02/2022	Flat
THE OLD BOARDING HOUSE FLAT 3 BRADDONS HILL ROAD WEST, TORQUAY, TORBAY, TQ1 1BG	£84,000	21/02/2022	Flat
SOVEREIGN HOUSE, 52 FLAT 3 THE TERRACE, TORQUAY, TORBAY, TQ1 1DE	£277,000	18/02/2022	Flat
SOVEREIGN HOUSE, 52 FLAT 1 THE TERRACE, TORQUAY, TORBAY, TQ1 1DE	£232,000	17/12/2021	Flat
SOVEREIGN HOUSE, 52 FLAT 7 THE TERRACE, TORQUAY, TORBAY, TQ1 1DE	£455,000	08/12/2021	Flat
14 THE VINERY, TORQUAY, TORBAY, TQ1 1TY	£120,500	08/12/2021	Flat

Area average: £162,325 (20 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -25.6%

10y growth -7.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Torbay. Series: Flats and maisonettes. As of April 2026.

1y (index) -6.3%

5y (index) -1.8%

10y (index) 19.6%

Rental Range

Estimated market rent for Torbay. Low = conservative, Realistic = average, Optimistic = best case.

Low £817/mo

Realistic £908/mo

Optimistic £999/mo

Based on Local Authority from postcode lookup → Torbay.

LHA (30th percentile) floor for South Devon: £673/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View TQ1 1TY

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Dotprint Torquay	0.0 miles
Shop	The kitchen shop	0.1 miles
Bus stop	Strand Debenhams	0.1 miles
Bus stop	Debenhams	0.1 miles
Train station	Torquay	0.8 miles
Train station	Torre	1.2 miles
Hospital	Dartmouth and Kingswear Hospital	8.1 miles
Hospital	Dawlish Community Hospital	8.4 miles

Street-level crime

Category	Count
Violence and sexual offences	171
Anti-social behaviour	67
Shoplifting	32
Other theft	31
Criminal damage and arson	30
Public order	19
Burglary	18
Drugs	14
Vehicle crime	13
Theft from the person	9
Robbery	6
Possession of weapons	5
Other crime	3
Bicycle theft	2
Total incidents	420

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Eat That Frog C.I.C	Other	0.5 miles	— (No rating)
Warberry CofE Academy	Primary	0.5 miles	Good — 24 Jan 2024
Ellacombe Church of England Academy	Primary	0.7 miles	Good — 18 Jun 2024
Ilsham Church of England Academy	Primary	0.8 miles	Good — 17 Jul 2014
All Saints Babbacombe CofE Primary School	Primary	0.9 miles	Good — 31 Jan 2014

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, Meadfoot Lane, TQ1	£1,195/mo	2	0.17 miles	OpenRent

Average rent: £1,195/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.61%

Max investor price (0.8%) £149,375

Target investor price (1%) £119,500

Gross yield 7.4%

Cost-to-rent ratio 13.6×

Monthly cashflow £283/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 6%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).