Plymouth · PL1
Citadel Road, Plymouth
Citadel Road, Plymouth, PL1 3AX
none
Francis Stuart are delighted to offer to the market substantial Grade II listed former guest house, just moments from Plymouth Hoe, the city centre and the Barbican. Offering around 3,529 sq ft over five floors, with 13 potential letting rooms, 4 kitchens and 13 shower/en-suite facilities.
Planning is in place for a 12-bedroom HMO, with listed building consent also granted for the required internal works.
The property is currently vacant and offers a strong opportunity for an investor, or scope to explore a return to a substantial family home.
Projected rental income is around £86,000–£89,000 per annum, giving a potential gross yield of approximately 11.5%–11.9% at £750,000.
The home, in the agent’s words
- Planning approved for a 12-bedroom HMO
- 4 kitchen areas
- 13 Shower/en-suite facilities including 11 Ensuites & Two shower Rooms
- Grade II listed period property Close to Plymouth Hoe, city centre and Barbican Same family ownership for generations
- Formerly The Retreat Guest House
- Same family ownership for generations
- Approx. 3,529 sq ft / 327.9 sq m 4 kitchen areas 13 shower/en-suite facilities 11 en-suites 2
- Accommodation arranged over five floors
- Projected rental income of approximately £86,000–£89,000 pa
- Vacant possession
Read the full agent description
Francis Stuart are delighted to offer this substantial Grade II listed period property in a prominent position close to Plymouth Hoe, the city centre and the Barbican. Formerly operated as The Retreat Guest House, the property has remained within the same family for generations and offers an unusual opportunity either as a sizeable investment or to be returned to a substantial family home.
Arranged over five floors and extending to approximately 3,529 sq ft / 327.9 sq m, the accommodation currently provides 12 potential letting rooms, 4 kitchen areas and 13 shower/en-suite facilities, including 11 en-suites and two additional shared shower rooms, with generous proportions throughout
Planning permission has now been granted to change the property from its former Class C1 hotel use to a 12-bedroom HMO (Sui Generis), with listed building consent also in place for the internal alterations required
Proposed Rental Income
Based on our current room-by-room rental appraisal:
Ground Floor Front Bedroom: £600–£625 pcm
Ground Floor Rear Bedroom: £550–£570 pcm
Basement Front Bedroom: £625–£650 pcm
Basement Middle Bedroom: £575–£600 pcm
First Floor Rear Bedroom: £550–£570 pcm
First Floor Middle Bedroom: £575–£600 pcm
First Floor Front Bedroom: £560–£575 pcm
Second Floor Rear Bedroom: £550–£570 pcm
Second Floor Middle Bedroom: £575–£600 pcm
Second Floor Front Bedroom: £560–£575 pcm
Second Floor Front Middle Bedroom: £470–£495 pcm
Top Floor Rear Bedroom: £475–£500 pcm
Top Floor Front Bedroom: £475–£500 pcm
This gives a projected rental income of approximately £7,140–£7,430 pcm, equivalent to approximately £85,680–£89,160 per annum.
At £750,000, this equates to a potential gross yield of approximately 11.5%–11.9%, subject to completion of works, licensing, full occupancy and current market rents.
Planning and Listed Building Consent
The property is Grade II listed and lies within The Hoe Conservation Area.
Plymouth City Council granted conditional listed building consent on 24 March 2026 for:
“Internal alterations to facilitate change of use of hotel (Class C1) to 12-bed HMO (Sui Generis).”
The consent requires original historic features, including existing cornices, skirting boards and picture/dado rails, to be retained and protected during the works.
The approved scheme also includes provision for secure cycle storage for six bicycles and secure refuse storage for six bins.
Compliance
HMO licence: No current active licence
Gas Safety: Booked for 20 October 26
EICR: Recently expired, with remedial works being completed
EPC: To Follow
Planning: Approved for 12-bed HMO
Listed Building Consent: Granted
A feel for the area
Connected for everyday life
100%of homes in the postcode can access 100+ Mbps broadband.
Available speed bands
- 30+ Mbps
- 100%
- 100+ Mbps
- 100%
- 300+ Mbps
- 100%
- 1,000+ Mbps
- 100%
Getting about
0.7 milesto Plymouth Rail Station
Approximate straight-line distance · DfT NaPTAN · 13 Sept 2026Background air quality
- Fine particles · PM₂.₅
- 5.5 µg/m³ · Above the WHO guideline · well within the UK legal limit
- Nitrogen dioxide · NO₂
- 8.8 µg/m³ · Meets the WHO guideline
Annual background levels. For scale: the WHO 2021 guideline is 5 µg/m³ for PM₂.₅ and 10 for NO₂; the UK legal limit is 20 and 40. Lower is better; this is a 1 km model, not a reading at the door.
Defra · 2024 annual model · 1 km areaLocal information is approximate. Distances are straight-line estimates from the available location. Broadband describes postcode coverage, not the speed or service available at this home; check the address with a provider. Air quality is a modelled annual background estimate.
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The information provided in this listing is for general information purposes only and does not constitute property particulars. We make no warranties or guarantees, express or implied, regarding the accuracy, completeness, or availability of the information.
Property details are provided by the listing agent, developer, or other third parties, and we have no control over the content provided. Prospective buyers or tenants should make their own enquiries and verify all information directly with the agent or relevant party.
Information relating to Energy Performance Certificates, Home Reports, or other statutory documents should be obtained directly from the selling agent or developer where applicable.