Villa Ana, 10 Higher Bolenna, Perranporth, TR6 0LD

UPRN:10001205508Detached Bungalow4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band CEPC: D (59)

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

Villa Ana, 10 Higher Bolenna, Perranporth, TR6 0LD

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

£412,000

£392k - £433kHigh

Estimate

£412k

Range

£392k – £433k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

4.10%

Verdict

Derived from HomePortfolio scores

Villa Ana earns an INVESTIGATE rating with HP Score 72/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (54/100). 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

72/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

54/ 100

Moderate

Transit & Bike

Transit 19Bike 33

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 31 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +0.5% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10001205508· as of 9 Oct 2026
Rental economics0/40
gross yield 4.1%; range width penalty ×0.77
- valuation_snapshotsrent estimate 1400/mo (range 1250-1550)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -831/mo, -59% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 477 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 31 Oct 2026
Risk & liquidity14.6/15
47 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£307,500£471,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£410,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,250-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £134,800
Net cash flow: -£415/mo
Cash on cash: -3.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.01 - 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_snapshotsestimate for 10001205508Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1250-1550)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1400/mo (range 1250-1550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 477 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£412,000

Rent Estimate (pcm)£1,400

Gross Yield4.10%

1y Growth+45.9%

3y Growth-11.7%

5y Growth-7.3%

10y Growth+2.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0TR6 0LD

Approval Rate

-12mo

Development

low

PA26/07586
Application for prior approval for a proposed additional storey to form additional bedroom accommodation.
Pending
PA26/07130
Submission of details to discharge conditions 4 (Surface Water details), 5 (Obscure Glazing), 6 (Balcony Privacy Screening), 8 (Landscaping) and 9 (BIRD/BAT/BEE) in respect of application PA26/01271 dated 21.09.2026
Pending
PA26/07126
Works to Tree covered by a Tree Preservation Order (TPO) - Lime tree - Reduction of 1 co-dominant stem to improve the form of the tree and reduce the risk of union failure.
Pending

View Planning Timeline

Ownership

Corporate Ownership75.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density1,294 /km²

Owner Occupied71%

Age Distribution

0-15 19%16-64 58%65+ 23%

View Area Profile

Schools Nearby

Perranporth Community Primary School
0.5 mi
Good
Mithian School
2.0 mi
Good
Goonhavern Primary School
2.2 mi
Inspected as Goonhavern Primary School (URN 111864) on 11 Oct 2022
St Agnes Academy
2.9 mi
Outstanding

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

View All Schools

Comparables

View All

Hazy Days, 9 Higher Bolenna
-
£575k
-
Aurora Higher Bolenna
-
£400k
-
14A Higher Bolenna
-
£340k
-
Colchis Higher Bolenna
-
£470k
-

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