# 2 bedroom apartment for sale (TR12 7LX) ## Property Details | Key | Value | |-----|-------| | Address | 8, THE BEACH, HELSTON, KUGGAR, CORNWALL TR12 7LX | | Price | £295,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | E | | Floor area | 89 m² | | Last sold | £275,000 Jan 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** D - **Expiry date:** 10/08/2024 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £542/year [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8202-4692-0639-3297-3843) ## Description This beautiful executive style apartment is impossible not to fall in love with the moment you walk through the door. Feel your stresses disappear as you step into the open plan living/kitchen/dining area with an impressive double vaulted beamed ceiling and huge triple aspect window with Bi-Fold doors and Juliet balcony offering fabulous coastal and rural views. Brimming with natural light, the apartment is stylish both in layout and design offering a wonderful space for both relaxing and entertaining. With a contemporary finish complete with a sleek kitchen with high quality appliances, engineered wood flooring to the living space with underfloor heating, this is a trendy and practical space to relax and enjoy. The entrance hallway has a useful storage cupboard and provides access to all rooms including the main shower room and two double bedrooms, with the master benefiting from a lovely well appointed en-suite shower room. Practicalities are not overlooked with the property enjoying an allocated parking space, a useful storage room and use of the well maintained communal gardens. A wonderful opportunity for a range of buyers from those seeking a home beside the sea, looking for a coastal getaway or holiday let investment, this could be the opportunity to purchase your dream property! **Guide Price - £295,000** - **Location** - Located just a short walk from the beautiful long sandy Kennack Sands Beach with rock pools to explore and being popular with local surfers this is a truly enviable location. There are a choice of other nearby beaches including the iconic Kynance Cove and the pretty and traditional fisherman’s cove at Cadgwith. The Lizard Peninsula is the perfect place for watching the stars with very little light pollution. Keen walkers will enjoy joining the South West Coastal path and taking the opportunity to view some of the most beautiful coastline in England. Nearby Ruan Minor offers day to day facilities with a farm shop and café within walking distance. Wider facilities are on offer in nearby Mullion and Helston including shops, pubs and restaurants. **Accommodation** - Step into the apartment and find yourself in a spacious hallway offering access to all rooms with a useful large storage cupboard. The open plan living space is a wonderful light flooded area in which to dine and relax with views of the coast and surrounding rural countryside, on a warm day slide back the doors to the Juliet balcony and enjoy the fresh sea air. The sleek kitchen area offers contemporary gloss grey units with plenty of storage and preparation space, prepare a delicious meal and gaze at the sea whilst doing the dishes! After a busy day on the beach or walking the coastal path retire to the impressive master bedroom for a refreshing nights sleep, a large light room with a calm ambience there is a well appointed en-suite shower room, the second bedroom is also generous and suitable as either a double or twin room or perhaps a home office if required with the accommodation finished off with a luxurious shower room featuring a generous walk in shower. There is also a very useful secure luggage/storage room on the ground floor, perfect for housekeepers supplies if the property is holiday let. **Outside** - Externally there are attractive well maintained communal gardens to include a sheltered seating area, planted with palms with a lovely mediterranean feel. **Parking** - The property enjoys the benefit of an allocated parking space. **Leasehold Information** - Prospective purchasers should be aware that there is a service charge of £195.86 per month which includes buildings insurance, communal cleaning, fire requirements and gardening. There are 991 years remaining on the lease and four years remaining on the NHBC building warranty. **Services** - Mains water and electricity, private drainage. Council Tax Band E. **Anti Money Laundering Regulations – Purchasers** - It is a legal requirement that we receive verified ID from all buyers before a sale can be instructed. We will inform you of the process once your offer has been accepted. **Proof Of Finances** - Before agreeing a sale, we will require proof of your financial ability to purchase. We will inform you of what we require prior to agreeing a sale. **Broadband & Mobile Phone Coverage** - To check the broadband coverage for this property please visit check mobile phone coverage please visit ## Property Photos - ![Photo](/listings/photos/145952909/1620810) - ![Photo](/listings/photos/145952909/1620811) - ![Photo](/listings/photos/145952909/1620812) - ![Photo](/listings/photos/145952909/1620813) - ![Photo](/listings/photos/145952909/1620814) - ![Photo](/listings/photos/145952909/1620815) - ![Photo](/listings/photos/145952909/1620816) - ![Photo](/listings/photos/145952909/1620817) - ![Photo](/listings/photos/145952909/1620818) - ![Photo](/listings/photos/145952909/1620819) - ![Photo](/listings/photos/145952909/1620820) - ![Photo](/listings/photos/145952909/1620821) - ![Photo](/listings/photos/145952909/1620822) - ![Photo](/listings/photos/145952909/1620823) - ![Photo](/listings/photos/145952909/1620824) - ![Photo](/listings/photos/145952909/1620825) - ![Photo](/listings/photos/145952909/1620826) - ![Photo](/listings/photos/145952909/1620827) - ![Photo](/listings/photos/145952909/1620828) - ![Photo](/listings/photos/145952909/1620829) - ![Photo](/listings/photos/145952909/1620830) - ![Photo](/listings/photos/145952909/1620831) - ![Photo](/listings/photos/145952909/1620832) - ![Photo](/listings/photos/145952909/1620833) - ![Photo](/listings/photos/145952909/1620834) - ![Photo](/listings/photos/145952909/1620835) ## Floorplans - ![12F7D295-655B-4C9A-9F7B-EC9BA87A6A60.jpeg](/listings/photos/145952909/1620836) - 12F7D295-655B-4C9A-9F7B-EC9BA87A6A60.jpeg ## EPC Graphs - ![EE Rating](/listings/photos/145952909/1620837) - EE Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | THE BEACH 8, KUGGAR, HELSTON, CORNWALL, TR12 7LX | £275,000 | 07/01/2025 | Flat | | THE BEACH 8, KUGGAR, HELSTON, CORNWALL, TR12 7LX | £225,000 | 20/12/2017 | 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 | |---------|-------|------|------| | THE BEACH 1, KUGGAR, HELSTON, CORNWALL, TR12 7LX | £325,000 | 01/12/2021 | Flat | **Area average:** £325,000 (1 sale) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £275,000 (1 Flat, TR12, 2024–2026) - **Deviation:** +7.3% ## Rental Range *ONS Price Index of Private Rents (Cornwall). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £905/mo - **Realistic:** £1,005/mo - **Optimistic:** £1,106/mo ## 1% Rule - **Rent ratio:** 0.34% (weak for cashflow) - **Max investor price (0.8%):** £125,625 - **Target investor price (1%):** £100,500 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £3,315/m² ## 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)