Rosteague, Portscatho, Truro, TR2 5EF

UPRN:10001200998Detached House6 bedsBuilt before 1900

FreeholdCouncil Tax: Band HEPC: F (35)

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

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,501,000

£1.20M - £1.80MLow

Estimate

£1.50M

Range

£1.20M – £1.80M

Rent Estimate (pcm)

£4,700

£4k - £5k

Monthly

£4,700

Yield

0.45%

Verdict

Derived from HomePortfolio scores

Rosteague earns an INVESTIGATE rating with HP Score 63/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (26/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

26/ 100

Low

Transit & Bike

Transit 2Bike 23

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£12,500,000

At the asking price

Monthly rent£4,700/mo

Evidenced range £4,100-£5,300

Interest rate5.4%

Loan to value75%

Cash required: £5,165,050
Net cash flow: -£38,934/mo
Cash on cash: -9.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.11 - 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£1,501,000

Rent Estimate (pcm)£4,700

Gross Yield0.45%

1y Growth-

3y Growth-4.0%

5y Growth-2.4%

10y Growth+2.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1TR2 5EF

Approval Rate

-12mo

Development

low

PA26/00977
Works to trees subject to a Tree Preservation Order (TPO): T49 Sycamore - Fell as terminal decline (infected with Honey Fungus). Replace with Copper Beech standard.
Conditions
PA26/00246
Proposed new multi surface footpath from Porth Farm towards Towan Beach.
Conditions
PA26/00744
Proposed stables
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)

25 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density74 /km²

Owner Occupied65%

Age Distribution

0-15 11%16-64 50%65+ 39%

View Area Profile

Schools Nearby

Gerrans School
0.8 mi
Good
St Mawes Primary School
1.7 mi
Inspected as St Mawes Community Primary School (URN 111873) on 16 May 2012
Flushing School
4.0 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Falmouth University
4.2 mi
-

2 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Barn A Treloan Lane
-
£250k
-
Barn A Treloan Lane
-
£200k
-
Treloan Barn
-
£303k
-
Sea Glass
-
£250k
-

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