Caralsa Barn, Henver Lane, Zelah, Truro, TR4 9HZ

UPRN:10001200159-Beds -Built 1991-1995

Tenure: -Council Tax: Band FEPC: E (52)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Caralsa Barn, Henver Lane, Zelah, Truro, TR4 9HZ

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

17 of 21 sources

Sale Estimate

£572,000

£458k - £687kLow

Estimate

£572k

Range

£458k – £687k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Caralsa Barn earns an INVESTIGATE rating with HP Score 51/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (0/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

51/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

0/ 100

Low

Transit & Bike

Transit 5Bike 17

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
131 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£572,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-3.0%

5y Growth+0.0%

10y Growth+3.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TR4 9HZ

Approval Rate

-12mo

Development

low

PA26/07073
for conversion of barn to ancillary accomodation
Pending
PA26/06626
Change of use from ancillary accommodation to a HMO, with Gastro-pub remaining
Pending
PA26/05255
Application for Permission in Principle for the construction of up to 3 dwellings (minimum of 1, maximum of 3)
Pending

View Planning Timeline

Ownership

Corporate Ownership75.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density61 /km²

Owner Occupied68%

Age Distribution

0-15 20%16-64 63%65+ 17%

View Area Profile

Schools Nearby

Goonhavern Primary School
1.8 mi
Inspected as Goonhavern Primary School (URN 111864) on 11 Oct 2022
St Newlyn East Learning Academy
2.4 mi
Inspected as St Newlyn East Primary School (URN 111986) on 6 Mar 2012
St Erme with Trispen Community Primary School
2.7 mi
Good
Shortlanesend School
3.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

1 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 Henver Lane
-
£425k
-
Henver Lane Cottage
-
£507k
-
Caralsa Farm
-
£490k
-
Trevalso Farm
-
£2.95M
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN