Higher Newham Farm, Newham, Truro, TR1 2SN

UPRN:10001200718Semi-Detached House3 bedsBuilt -

FreeholdCouncil Tax: Band DEPC: -

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

Higher Newham Farm, Newham, Truro, TR1 2SN

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£401,000

£361k - £441kMedium

Estimate

£401k

Range

£361k – £441k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

6.10%

Verdict

Derived from HomePortfolio scores

Higher Newham Farm earns an INVESTIGATE rating with HP Score 58/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (6/100). 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 SourcesPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra 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

51/ 100

Moderate

Crime Score

27/ 100

Moderate

Walkability

6/ 100

Low

Transit & Bike

Transit 2Bike 40

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

new-build plot advert 26% below the estimate on its UPRN - the estimate describes another home on the development, not this plot

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£295,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,350-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £94,550
Net cash flow: £43/mo
Cash on cash: 0.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.51 - clears 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£401,000

Rent Estimate (pcm)£1,500

Gross Yield6.10%

1y Growth-

3y Growth-0.8%

5y Growth+1.1%

10y Growth+2.3%

Last Sold Price£9,120,000 (2023-01-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TR1 2SN

Approval Rate

-12mo

Development

low

PA26/06594
Replacement of all single glazed wooden sliding sash windows with heritage style double glazed uPVC sliding sash, wood effect in anthracite grey; replacement of existing living room window (rear of property) with a set of aluminium double glazed heritage style French doors in anthracite grey; replacement of back door with a timber composite door and replacement of front door with a new timber door
Pending
PA26/07281
Application for Certificate of Lawful Development for proposed use namely loft conversion
Pending
PA26/06984
Addition of a ground floor conservatory extension to the rear of the property.
Pending

View Planning Timeline