# 2 bedroom apartment for sale (PL25 3FX)

## Property Details

| Key | Value |
|-----|-------|
| Address | APARTMENT 32, OCEAN HOUSE, SEA ROAD, ST AUSTELL, CARLYON BAY, CORNWALL PL25 3FX |
| Price | £600,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | D |
| Floor area | 95 m² |
| Last sold | £570,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 18/06/2027
- **Current heating cost:** £151/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8583-7036-5140-8221-2996)

## Description

Available with No onward chain we have this high specification penthouse apartment for residents over the age of 55 with potential investment. Offering fantastic coastal views in the sought-after Carlyon Bay, just a short walking distance to Carlyon Bay golf course.

## Property Photos

- ![Picture No. 27](/listings/photos/161959892/1315412) - Picture No. 27
- ![Picture No. 17](/listings/photos/161959892/1315413) - Picture No. 17
- ![Picture No. 20](/listings/photos/161959892/1315414) - Picture No. 20
- ![Picture No. 21](/listings/photos/161959892/1315415) - Picture No. 21
- ![Picture No. 24](/listings/photos/161959892/1315416) - Picture No. 24
- ![Picture No. 18](/listings/photos/161959892/1315417) - Picture No. 18
- ![Picture No. 22](/listings/photos/161959892/1315418) - Picture No. 22
- ![Picture No. 23](/listings/photos/161959892/1315419) - Picture No. 23
- ![Picture No. 25](/listings/photos/161959892/1315420) - Picture No. 25
- ![Picture No. 26](/listings/photos/161959892/1315421) - Picture No. 26
- ![Parking](/listings/photos/161959892/1315422) - Parking
- ![Communal Roofterrace](/listings/photos/161959892/1315423) - Communal Roofterrace
- ![Picture No. 28](/listings/photos/161959892/1315424) - Picture No. 28
- ![Picture No. 29](/listings/photos/161959892/1315425) - Picture No. 29

## Floorplans

- ![Floorplan](/listings/photos/161959892/1315426) - Floorplan

## EPC Graphs

- ![Picture No. 17](/listings/photos/161959892/1315427) - Picture No. 17

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| OCEAN HOUSE APARTMENT 32 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3FX | £570,000 | 19/03/2026 | 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 |
|---------|-------|------|------|
| OCEAN HOUSE APARTMENT 29 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3FX | £495,000 | 11/12/2025 | Flat |
| OCEAN HOUSE APARTMENT 28 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3FX | £510,000 | 25/11/2025 | Flat |
| TRENARREN HOUSE, 85 APARTMENT 5 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3SQ | £730,000 | 14/12/2022 | Flat |
| TRENARREN HOUSE, 85 APARTMENT 3 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3SQ | £750,000 | 09/12/2022 | Flat |
| TRENARREN HOUSE, 85 APARTMENT 2 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3SQ | £695,000 | 09/12/2022 | Flat |
| TRENARREN HOUSE, 85 APARTMENT 1 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3SQ | £700,000 | 09/12/2022 | Flat |
| TRENARREN HOUSE, 85 APARTMENT 4 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3SQ | £735,000 | 08/12/2022 | Flat |
| REGENCY HOUSE 4 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3RZ | £270,000 | 26/09/2022 | Flat |
| CARLYON COURT, 91 FLAT 5 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3SH | £393,000 | 07/06/2022 | Flat |
| REGENCY HOUSE 6 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3RZ | £262,000 | 25/02/2022 | Flat |
| REGENCY HOUSE 2 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3RZ | £275,000 | 07/02/2022 | Flat |
| CARLYON COURT, 91 FLAT 4 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3SH | £325,000 | 04/02/2022 | Flat |
| REGENCY HOUSE 3 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3RZ | £249,000 | 31/01/2022 | Flat |
| REGENCY HOUSE 5 SEA ROAD, CARLYON BAY, ST AUSTELL, CORNWALL, PL25 3RZ | £255,000 | 08/09/2021 | Flat |

**Area average:** £474,571 (14 sales)

## Price vs local average

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

- **Local average:** £216,423 (13 Flat, PL25, 2024–2026)
- **Deviation:** +177.2%

## Rental Range

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

- **Low:** £903/mo
- **Realistic:** £1,003/mo
- **Optimistic:** £1,103/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 Detached House, The Nest, PL25 | £2,200/mo | 2 | 0.72 miles | OpenRent |
| 2 Bed Detached House, Charlestown Road, PL25 | £1,600/mo | 2 | 0.81 miles | OpenRent |
| 2 Bed Detached House, Charlestown Road, PL25 | £1,600/mo | 2 | 0.81 miles | OpenRent |
| 2 Bed Semi-Detached House, Penrice Parc, PL25 | £850/mo | 2 | 1.14 miles | OpenRent |
| 2 Bed Detached House, Brockstone Road, PL25 | £1,150/mo | 2 | 1.23 miles | OpenRent |

**Average rent: £1,480/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.3×
- **Monthly cashflow:** £-948/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.5%

*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:** £6,316/m²

## Capital growth trend

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

- **5y growth:** -1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.3%
- **5y growth (index):** -2%
- **10y growth (index):** 18.8%

## 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)