# 2 bedroom apartment for sale (YO1 9NX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1, PICCADILLY LOFTS, PICCADILLY, YORK, YORK YO1 9NX |
| Price | £425,000 |
| Bedrooms | 2 |
| Last sold | £415,000 Oct 2022 |

## Description

Piccadilly Lofts is an award-winning high quality select development of just 10 residential apartments, located within the city walls of York city centre overlooking the river Foss with views towards Cliffords Tower.

Individual designed this fantastic two-bedroom two bathroom apartment has a truly unique feel with high quality finishes throughout including a handmade kitchen by Richard James Handmade, Siemens appliances, wine fridge, all sanitary ware by Kohler, oak flooring, solar thermal panels, underfloor bathroom heating and secure basement car parking for 2 cars 

Upon entering the apartment through a spacious hall, you will find all the property has to offer, revealing a beautifully bright open plan living space complete with magnificent views towards Clifford's Tower over the River Foss.  

The master bedroom features built-in wardrobes and dressing table area with door through to a luxurious en suite bathroom

The second bedroom is accessed from the reception hall via a staircase leading to the first floor. A charming guest bedroom with large window. A second shower room can be found on the lower level.

Within the basement of this development are two secure off street tandem parking spaces accessed via electric doors. The basement parking can also be accessed via the lift from the apartment.

Sitting in a prime city centre location, on the banks of the River Foss within the Central Historic Core, this riverside neighbourhood combines modern cool with ancient charisma. With an impressive array of restaurants and bars and high speed transport links to London, Manchester and Edinburgh, York is a popular location for business and home owners.

• Annual ground rent £250 per annum

• Ground rent review period (TBC)

• Service charge amount £1800 per annum

• Service charge review period (Every 12 months)

## Property Photos

- ![Picture No. 03](/listings/photos/127072445/311422) - Picture No. 03
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- ![Picture No. 13](/listings/photos/127072445/311433) - Picture No. 13
- ![Picture No. 14](/listings/photos/127072445/311434) - Picture No. 14
- ![Picture No. 15](/listings/photos/127072445/311436) - Picture No. 15
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- ![Picture No. 17](/listings/photos/127072445/311444) - Picture No. 17
- ![Picture No. 18](/listings/photos/127072445/311447) - Picture No. 18
- ![Picture No. 19](/listings/photos/127072445/311451) - Picture No. 19

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/127072445/311454) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| PICCADILLY LOFTS 1 PICCADILLY, YORK, YO1 9NX | £415,000 | 14/10/2022 | Flat |
| PICCADILLY LOFTS 1 PICCADILLY, YORK, YO1 9NX | £398,900 | 30/11/2017 | 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 |
|---------|-------|------|------|
| [Same street] RYEDALE HOUSE, 58 - 60 APARTMENT 607 PICCADILLY, YORK, YO1 9NX | £585,000 | 30/04/2025 | Flat |
| [Same street] PICCADILLY LOFTS 5 PICCADILLY, YORK, YO1 9NX | £422,500 | 14/03/2025 | Flat |
| [Same street] PICCADILLY RIVERSIDE APARTMENTS FLAT 8 PICCADILLY, YORK, YO1 9NX | £1,200,000 | 20/12/2023 | Flat |
| [Same street] RYEDALE HOUSE 58-60 APARTMENT 505 PICCADILLY, YORK, YO1 9NX | £440,000 | 25/08/2023 | Flat |
| [Same street] RYEDALE HOUSE, 58 - 60 APARTMENT 309 PICCADILLY, YORK, YO1 9NX | £415,000 | 03/08/2023 | Flat |
| [Same street] RYEDALE HOUSE 58-60 APARTMENT 209 PICCADILLY, YORK, YO1 9NX | £525,000 | 27/07/2023 | Flat |
| [Same street] RYEDALE HOUSE, 58 - 60 APARTMENT 703 PICCADILLY, YORK, YO1 9NX | £1,450,000 | 02/05/2023 | Flat |
| [Same street] PICCADILLY RIVERSIDE APARTMENTS FLAT 4 PICCADILLY, YORK, YO1 9NX | £550,000 | 28/04/2023 | Flat |
| [Same street] RYEDALE HOUSE 58-60 UNIT C PICCADILLY, YORK, YO1 9NX | £162,000 | 07/03/2023 | Other |
| [Same street] RYEDALE HOUSE 58-60 APARTMENT 302 PICCADILLY, YORK, YO1 9NX | £465,000 | 20/12/2022 | Flat |
| [Same street] RYEDALE HOUSE 58-60 APARTMENT 311 PICCADILLY, YORK, YO1 9NX | £410,000 | 18/11/2022 | Flat |
| [Same street] RYEDALE HOUSE 58-60 APARTMENT 307 PICCADILLY, YORK, YO1 9NX | £425,000 | 02/11/2022 | Flat |
| [Same street] RYEDALE HOUSE, 58 - 60 APARTMENT 601 PICCADILLY, YORK, YO1 9NX | £750,000 | 14/10/2022 | Flat |
| [Same street] RYEDALE 58-60 APARTMENT 705 PICCADILLY, YORK, YO1 9NX | £800,000 | 09/09/2022 | Flat |
| [Same street] RYEDALE HOUSE, 58 - 60 APARTMENT 403 PICCADILLY, YORK, YO1 9NX | £420,000 | 25/08/2022 | Flat |
| RYEDALE HOUSE 58-60 APARTMENT 306 PICCADILLY, YORK, YO1 9NX | £450,000 | 22/07/2022 | Flat |
| PICCADILLY RIVERSIDE APARTMENTS FLAT 8 PICCADILLY, YORK, YO1 9NX | £1,125,000 | 22/06/2022 | Flat |
| RYEDALE HOUSE 58-60 APARTMENT 108 PICCADILLY, YORK, YO1 9NX | £595,000 | 08/06/2022 | Flat |
| RYEDALE HOUSE 58-60 APARTMENT 409 PICCADILLY, YORK, YO1 9NX | £465,000 | 31/05/2022 | Flat |
| RYEDALE 58-60 APARTMENT 301 PICCADILLY, YORK, YO1 9NX | £500,000 | 27/05/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 107 PICCADILLY, YORK, YO1 9NX | £440,000 | 29/04/2022 | Flat |
| PICCADILLY LOFTS 5 PICCADILLY, YORK, YO1 9NX | £540,000 | 19/04/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 208 PICCADILLY, YORK, YO1 9NX | £550,000 | 30/03/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 408 PICCADILLY, YORK, YO1 9NX | £425,000 | 18/03/2022 | Flat |
| RYEDALE HOUSE 58-60 APARTMENT 212 PICCADILLY, YORK, YO1 9NX | £400,000 | 15/03/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 104 PICCADILLY, YORK, YO1 9NX | £385,000 | 11/03/2022 | Flat |
| RYEDALE HOUSE 58-60 APARTMENT 502 PICCADILLY, YORK, YO1 9NX | £480,000 | 11/03/2022 | Flat |
| RYEDALE HOUSE 58-60 APARTMENT 605 PICCADILLY, YORK, YO1 9NX | £460,000 | 04/03/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 205 PICCADILLY, YORK, YO1 9NX | £620,000 | 11/02/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 404 PICCADILLY, YORK, YO1 9NX | £648,000 | 13/01/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 211 PICCADILLY, YORK, YO1 9NX | £650,000 | 12/01/2022 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 406 PICCADILLY, YORK, YO1 9NX | £450,000 | 10/12/2021 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 204 PICCADILLY, YORK, YO1 9NX | £400,000 | 22/11/2021 | Flat |
| RYEDALE HOUSE 58-60 APARTMENT 707 PICCADILLY, YORK, YO1 9NX | £980,000 | 09/11/2021 | Flat |
| RYEDALE HOUSE, 58 - 60 APARTMENT 304 PICCADILLY, YORK, YO1 9NX | £650,000 | 05/11/2021 | Flat |

**Street average:** £601,300 (15 sales)
**Area average:** £560,650 (20 sales)

## Price vs local average

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

- **Local average:** £287,000 (21 Flat, YO1, 2024–2026)
- **Deviation:** +48.1%

## Rental Range

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

- **Low:** £1,060/mo
- **Realistic:** £1,178/mo
- **Optimistic:** £1,296/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for York (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £773/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, Rosemary Place, YO1 | £1,600/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Terraced House, Siward St, YO10 | £1,350/mo | 2 | 0.97 miles | OpenRent |

**Average rent: £1,475/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £184,375
- **Target investor price (1%):** £147,500

*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 £1,475/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 24×
- **Monthly cashflow:** £-371/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.6%

*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).*

## Capital growth trend

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

- **5y growth:** -33.2%
- **10y growth:** 24.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -1.3%
- **5y growth (index):** 5%
- **10y growth (index):** 23.6%

## 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)