5 Curlews, Holywell Bay, Newquay, TR8 5PP

UPRN:10001205963End Terrace House2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: -EPC: D (62)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 5mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

5 Curlews, Holywell Bay, Newquay, TR8 5PP

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£288,000

£273k - £302kHigh

Estimate

£288k

Range

£273k – £302k

Rent Estimate (pcm)

£1,000

£900 - £1k

Monthly

£1,000

Yield

4.53%

Verdict

Derived from HomePortfolio scores

5 Curlews earns an INVESTIGATE rating with HP Score 62/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (25/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

25/ 100

Low

Transit & Bike

Transit 7Bike 14

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 13 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +8.0% (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 Nov 2026
- valuation_snapshotsestimate for 10001205963· as of 9 Nov 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.80
- valuation_snapshotsrent estimate 1000/mo (range 900-1100)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -513/mo, -51% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 13 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 252 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 13 Nov 2026
Risk & liquidity14.6/15
147 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

£199,000£305,000

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£265,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £900-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £84,050
Net cash flow: -£202/mo
Cash on cash: -2.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - 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 10001205963Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1000/mo (range 900-1100)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 Nov 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 1000/mo (range 900-1100)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£288,000

Rent Estimate (pcm)£1,000

Gross Yield4.53%

1y Growth-

3y Growth+0.5%

5y Growth+1.5%

10y Growth+4.1%

Last Sold Price£82,500 (2009-07-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2TR8 5PP

Approval Rate

50%12mo

Development

low

PA26/07644
Submission of details to discharge Condition 16, Surface Water Management, in respect of Decision Notice PA22/02896 and subsequent appeal APP/D0840/W/25/3368536 approved on 29.01.2026
Pending
PA26/06268
Submission of details to discharge Condition 4 in respect of Decision Notice PA22/02896 dated 02.01.2025
Conditions
PA26/06250
Submission of details to discharge Condition 3 in respect of Decision Notice PA22/02896 dated 02.01.2025
Conditions

View Planning Timeline

Ownership

Corporate Ownership66.1%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2009-07-14
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 Density-

Owner Occupied81%

Age Distribution

0-15 16%16-64 56%65+ 28%

View Area Profile

Schools Nearby

Cubert Primary School
1.3 mi
Inspected as Cubert School (URN 111880) on 21 Mar 2023
Trenance Learning Academy
3.2 mi
Outstanding
Perranporth Community Primary School
3.2 mi
Good
Goonhavern Primary School
3.3 mi
Inspected as Goonhavern Primary School (URN 111864) on 11 Oct 2022

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

View All Schools

Comparables

View All

Curlews Farmhouse
-
£325k
-
Curlews
-
£240k
-
The Mowhay
-
£325k
-
Beach Retreat
-
£100k
-

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