Monterey House, Ruan High Lanes, Truro, TR2 5JR

UPRN:10001200419Detached House9 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: E (49)

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

Monterey House, Ruan High Lanes, Truro, TR2 5JR

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£1,203,000

£962k - £1.44MLow

Estimate

£1.20M

Range

£962k – £1.44M

Rent Estimate (pcm)

£3,750

£3k - £4k

Monthly

£3,750

Yield

3.75%

Verdict

Derived from HomePortfolio scores

Monterey House earns an INVESTIGATE rating with HP Score 58/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (1/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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

58/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

1/ 100

Low

Transit & Bike

Transit 5Bike 30

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

advert has 5 bedrooms but the valuation snapshot describes 9 - the UPRN's evidence is for a different home

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

Economics

What happens to your money

Your assumptions

Purchase price£1,200,000

At the asking price

Monthly rent£3,750/mo

Evidenced range £3,300-£4,250

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: -£1,454/mo
Cash on cash: -4.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.93 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£1,203,000

Rent Estimate (pcm)£3,750

Gross Yield3.75%

1y Growth-

3y Growth-4.0%

5y Growth-2.4%

10y Growth+2.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TR2 5JR

Approval Rate

-12mo

Development

low

PA26/05599
Proposed Extension To Dwelling & Detached Garden Room
Pending
PA26/03160
Proposed Padel Court and associated Infrastructure
Conditions
PA22/06304
Proposed Open Fronted Agricultural Implement & Machinery Barn
Conditions

View Planning Timeline

Ownership

Corporate Ownership76.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density32 /km²

Owner Occupied69%

Age Distribution

0-15 11%16-64 56%65+ 33%

View Area Profile

Schools Nearby

Veryan CofE School
0.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Tregony Community Primary School
3.5 mi
-
The Roseland Academy
3.5 mi
Outstanding
Gerrans School
3.9 mi
Good

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

View All Schools

Comparables

View All

The Roseland Plant Centre
-
£732k
-
Olive Cottage
-
£350k
-
The Corgis
-
£162k
-
Treleigh
-
£325k
-

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