# 2 bedroom apartment for sale (TQ7 1LN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11, SALT QUAY MOORINGS, EMBANKMENT ROAD, KINGSBRIDGE, DEVON TQ7 1LN |
| Price | £220,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 56 m² |
| Last sold | £220,000 Apr 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 16/08/2033
- **Est. upgrade cost to C:** £5,000

### Recommendations
- T (£3,000 - £7,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3303-7407-4002-1798-0006)

## Description

This spacious first floor apartment offers a comfortable and convenient living experience in the desirable location of Salt Quay Moorings, situated on Embankment Road in Kingsbridge. With lift access, this apartment provides easy accessibility for residents.

Upon entering, you are greeted by a well-designed hallway featuring an intercom system for added security. The apartment comprises two double bedrooms, with bedroom one offering built-in wardrobes for ample storage space. Bedroom two also provides a comfortable living area for residents.

The bathroom features a large walk in shower, adjacent to the bathroom, you will find the airing cupboard housing the water tank.

The highlight of this apartment is the newly fully fitted kitchen. It boasts laminate flooring and is equipped with high-quality appliances, including an integrated oven and hob with an extractor over. The kitchen is beautifully presented, providing a modern and functional space for cooking and dining.

The large living room offers breathtaking views of the estuary and countryside through its floor-to-ceiling sliding doors, which lead to a private south-westerly facing balcony. This tranquil outdoor space is perfect for enjoying the surroundings and entertaining guests.

Salt Quay Moorings is an age-restricted development exclusively designed for residents aged over 60 years. Built-in the late 1980s, it comprises a total of 24 apartments. Underground parking is available on a first-come, first-served basis, providing residents with convenience and peace of mind.

Notes

Tenure: The apartment is leasehold, held on the remainder of a 125-year lease from 1987

Council Tax Band: D

The current service charge is approximately £220 per month, covering various maintenance and communal expenses internally and externally. 

Local Authority: South Hams District Council

Services: Mains electricity, water and drainage. The apartment is equipped with electric panel heaters and emergency pull cords, ensuring safety and comfort for residents.

Directions: From the town centre, take the exit towards Embankment Road. As you drive alongside the estuary the property will be on your left just after the Recreation Park.

Viewing’s: Very strictly by appointment only with Charles Head 

## Property Photos

- ![Photo](/listings/photos/138932801/1261685)
- ![Photo](/listings/photos/138932801/1261686)
- ![Photo](/listings/photos/138932801/1261687)
- ![Photo](/listings/photos/138932801/1261688)
- ![Photo](/listings/photos/138932801/1261689)
- ![Photo](/listings/photos/138932801/1261690)
- ![Photo](/listings/photos/138932801/1261691)
- ![Photo](/listings/photos/138932801/1261692)
- ![Photo](/listings/photos/138932801/1261693)
- ![Photo](/listings/photos/138932801/1261694)
- ![Photo](/listings/photos/138932801/1261695)

## Floorplans

- ![Floorplan 1](/listings/photos/138932801/1261696) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SALT QUAY MOORINGS 11 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LN | £220,000 | 24/04/2024 | Flat |
| SALT QUAY MOORINGS 11 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LN | £215,000 | 27/11/2020 | Flat |
| SALT QUAY MOORINGS 11 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LN | £220,000 | 26/09/2014 | 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 |
|---------|-------|------|------|
| SALT QUAY MOORINGS 22 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LN | £200,000 | 19/12/2025 | Flat |
| RIVERSIDE FLAT 13 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LJ | £167,000 | 05/12/2025 | Flat |
| CRABSHELL QUAY 3 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1JX | £455,000 | 01/12/2025 | Flat |
| DODBROOKE LODGE FLAT 3 DERBY ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1JJ | £325,000 | 27/11/2025 | Flat |
| SALT QUAY MOORINGS 6 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LN | £127,000 | 15/05/2025 | Flat |
| SALT QUAY MOORINGS 21 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LN | £194,000 | 28/10/2024 | Flat |
| SALT QUAY MOORINGS 1 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LN | £203,000 | 19/07/2024 | Flat |
| SALT QUAY MOORINGS 23 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LN | £215,000 | 08/03/2024 | Flat |
| DODBROOKE MANOR 2 THE PROMENADE, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1DG | £430,000 | 29/11/2023 | Flat |
| SALT QUAY MOORINGS 14 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LN | £220,000 | 13/10/2023 | Flat |
| SALT QUAY MOORINGS 15 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LN | £213,000 | 27/09/2023 | Flat |
| RIVERSIDE FLAT 11 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LJ | £440,000 | 13/06/2023 | Flat |
| SALT QUAY MOORINGS 12A EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LN | £200,000 | 12/06/2023 | Flat |
| SALT QUAY MOORINGS 4 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LN | £185,000 | 29/03/2023 | Flat |
| SALT QUAY MOORINGS 23 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LN | £200,000 | 30/11/2022 | Flat |
| SOUTHWATER COURT APARTMENT 3 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1LQ | £385,000 | 08/11/2022 | Flat |
| KINGS COURT 11 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1SP | £362,500 | 04/11/2022 | Flat |
| CRABSHELL HEIGHTS 11 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1FE | £450,000 | 28/10/2022 | Flat |
| KINGS COURT 12 EMBANKMENT ROAD, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1SP | £395,000 | 25/10/2022 | Flat |
| CHURSTON COURT 5 THE PROMENADE, KINGSBRIDGE, SOUTH HAMS, DEVON, TQ7 1JG | £570,000 | 05/08/2022 | Flat |

**Area average:** £296,825 (20 sales)

## Price vs local average

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

- **Local average:** £245,500 (12 Flat, TQ7, 2024–2026)
- **Deviation:** -10.4%

## Rental Range

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

- **Low:** £900/mo
- **Realistic:** £1,000/mo
- **Optimistic:** £1,100/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, Ashburton House, TQ7 | £875/mo | 2 | 0.38 miles | OpenRent |
| 2 Bed Flat, Saffron Park, TQ7 | £875/mo | 2 | 0.39 miles | OpenRent |

**Average rent: £875/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **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:** 4.8%
- **Cost-to-rent:** 21×
- **Monthly cashflow:** £-104/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2%

*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:** £3,929/m²

## Capital growth trend

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

- **5y growth:** -12.7%
- **10y growth:** 15.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.9%
- **5y growth (index):** 0.1%
- **10y growth (index):** 11.5%

## 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)