Pencarrick, Riviera Lane, St. Mawes, Truro, TR2 5BG

UPRN:10001201341Detached House2 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: A (92)

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

Pencarrick, Riviera Lane, St. Mawes, Truro, TR2 5BG

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£2,415,000

£1.93M - £2.90MLow

Estimate

£2.42M

Range

£1.93M – £2.90M

Rent Estimate (pcm)

£7,550

£7k - £8k

Monthly

£7,550

Yield

6.25%

Verdict

Derived from HomePortfolio scores

Pencarrick earns an INVESTIGATE rating with HP Score 74/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (42/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

42/ 100

Mixed

Transit & Bike

Transit 3Bike 25

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)

What we could establish

Rental economics7.2/40
gross yield 6.2%; range width penalty ×0.72; the estimate this rent rides on sits 40% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 7550/mo (range 6650-8450)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -698/mo, -9% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Risk & liquidity9.2/15
124 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.

Economics

What happens to your money

Your assumptions

Purchase price£1,450,000

At the asking price

Monthly rent£7,550/mo

Evidenced range £6,650-£8,450

Interest rate5.4%

Loan to value75%

Cash required: £525,050
Net cash flow: £333/mo
Cash on cash: 0.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.54 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsrent estimate 7550/mo (range 6650-8450)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

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 needs verification before you rely on it
rent estimate 7550/mo (range 6650-8450)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£2,415,000

Rent Estimate (pcm)£7,550

Gross Yield6.25%

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

0TR2 5BG

Approval Rate

-12mo

Development

low

PA26/07372
Erection of a powder coated aluminium glasshouse sited on a dwarf rendered brick wall. In keeping with the property and local surroundings.
Pending
PA26/07001
Proposed replacement chimney, slate roof covering, replacement rooflight, replacement guttering and recessed photovoltaic panels
Pending
PA26/07002
Listed Building Consent for proposed replacement chimney, slate roof covering, replacement rooflight, replacement guttering and recessed photovoltaic panels
Pending

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)

17 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

St Mawes Primary School
0.1 mi
-
Gerrans School
2.1 mi
Good
Flushing School
2.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Falmouth University
2.4 mi
-

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

View All Schools

Comparables

View All

Trewarren Riviera Lane
-
£4.00M
-
Pen-Eglos Riviera Lane
-
£590k
-
Trewarren Riviera Lane
-
£2.75M
-
Pen-Eglos Riviera Lane
-
£525k
-

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