Carnmoor, Goonhavern, Truro, TR4 9QH

UPRN:10001205040Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band EEPC: D (55)

Data freshness:Ownership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£568,000

£454k - £682kLow

Estimate

£568k

Range

£454k – £682k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

2.00%

Verdict

Derived from HomePortfolio scores

Carnmoor earns an INVESTIGATE rating with HP Score 68/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (45/100). 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

68/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

45/ 100

Mixed

Transit & Bike

Transit 3Bike 40

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 economics0/40
gross yield 2.0%; range width penalty ×0.75
- valuation_snapshotsrent estimate 2000/mo (range 1750-2200)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,723/mo, -186% 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 12 Nov 2026
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.

Economics

What happens to your money

Your assumptions

Purchase price£1,200,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,750-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: -£2,665/mo
Cash on cash: -7.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.49 - below 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 2000/mo (range 1750-2200)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 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 needs verification before you rely on it
rent estimate 2000/mo (range 1750-2200)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£568,000

Rent Estimate (pcm)£2,000

Gross Yield2.00%

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
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1TR4 9QH

Approval Rate

100%12mo

Development

low

PA26/07409
Submission of details to discharge condition 4 (Land Contamination), condition 8 (Biodiversity Net Gain) and condition 9 (External Lighting) in respect of decision notice PA26/04298 dated 26.08.26
Pending
PA26/06904
Application for Permission in Principle for the construction of 3 dwellings (minimum 3, maximum 3 dwellings)
Pending
PA26/06478
Certificate of lawfulness for existing use for change of use from an outbuilding to an annexe with decking area
Approved

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density93 /km²

Owner Occupied72%

Age Distribution

0-15 18%16-64 58%65+ 24%

View Area Profile

Schools Nearby

Goonhavern Primary School
0.2 mi
Inspected as Goonhavern Primary School (URN 111864) on 11 Oct 2022
Perranporth Community Primary School
2.0 mi
Good
Cubert Primary School
2.6 mi
Inspected as Cubert School (URN 111880) on 21 Mar 2023
St Newlyn East Learning Academy
2.6 mi
Inspected as St Newlyn East Primary School (URN 111986) on 6 Mar 2012

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

View All Schools

Comparables

View All

Valley View Carnebo Hill
-
£660k
-
Carnebo Farm Carnebo Hill
-
£723k
-
Valley View Carnebo Hill
-
£335k
-
Willow Lodge Carnebo Hill
-
£455k
-

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