Summary - Flat 28 Clarence, 10, Royal William Yard PL1 3PA
2 bed 1 bath Apartment
Characterful waterfront home with dramatic light and marina access.
Waterside duplex with panoramic harbour and sea views
Set within the Grade I listed Royal William Yard, this two‑bedroom duplex occupies a prominent quay‑side position with sweeping views across the Hamoaze and out to Mount Edgcumbe. The apartment keeps much of the development’s character: original ships’ pine floorboards, exposed beams, iron pillars and granite/limestone walls create dramatic living spaces and a strong sense of place. Large windows and a high, vaulted roof make the open‑plan living level bright by day and atmospheric at sunset.
The layout is arranged over two floors. The lower level provides an entrance, a bedroom/study, WC and a large utility/storage cupboard housing the boiler and washing machine. Upstairs is the principal bedroom with built‑in wardrobes, a cleverly configured bathroom and a generous kitchen/dining/living area with integrated appliances and uninterrupted water views. The property benefits from immediate access to the Yard’s marina, communal quayside and on‑site amenities including cafes, restaurants, a gym and regular events.
Practical considerations are clear and important. The apartment is leasehold with approximately 100 years remaining, an above‑average service charge (circa £1,295 per quarter from April 2025) and an annual ground rent currently around £395. The building’s listed status preserves historic detail but can restrict alterations and may complicate maintenance or refurbishment works. Broadband speeds are reported slow and there is no private garden — communal grounds only.
This property will suit a buyer seeking a characterful waterside home or an investor targeting strong rental demand in a highly desirable harbour location. If you value dramatic sea views, heritage architecture and direct access to waterfront life, this apartment offers a rare central waterfront setting — while requiring budget awareness for ongoing service and maintenance costs tied to a listed riverside development.
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