# 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)
- ![Photo](/listings/photos/149205632/753913)
- ![Photo](/listings/photos/149205632/753914)
- ![Photo](/listings/photos/149205632/753915)
- ![Photo](/listings/photos/149205632/753916)
- ![Photo](/listings/photos/149205632/753917)
- ![Photo](/listings/photos/149205632/753918)
- ![Photo](/listings/photos/149205632/753919)
- ![Photo](/listings/photos/149205632/753920)
- ![Photo](/listings/photos/149205632/753921)
- ![Photo](/listings/photos/149205632/753922)
- ![Photo](/listings/photos/149205632/753923)
- ![Photo](/listings/photos/149205632/753924)

## 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 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 |
| THE OLD BOARDING HOUSE FLAT 1 BRADDONS HILL ROAD WEST, TORQUAY, TORBAY, TQ1 1BG | £83,000 | 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, Babbacombe Road, TQ1 | £975/mo | 2 | 0.4 miles | OpenRent |

**Average rent: £975/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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 £975/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £85/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 1.8%

*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).*

## 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:** -26.8%
- **10y growth:** -4.4%

## 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)