Parc Behan, Green Lane, Veryan Green, Truro, TR2 5QD

UPRN:10001210356Detached House8 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

Parc Behan, Green Lane, Veryan Green, Truro, TR2 5QD

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£820,000

£656k - £983kLow

Estimate

£820k

Range

£656k – £983k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

0.87%

Verdict

Derived from HomePortfolio scores

Parc Behan earns an INVESTIGATE rating with HP Score 63/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (16/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

16/ 100

Low

Transit & Bike

Transit 7Bike 15

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
listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£3,500,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,250-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £1,385,050
Net cash flow: -£10,047/mo
Cash on cash: -8.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.22 - 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£820,000

Rent Estimate (pcm)£2,550

Gross Yield0.87%

1y Growth-

3y Growth-4.0%

5y Growth-2.4%

10y Growth+2.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1TR2 5QD

Approval Rate

0%12mo

Development

low

PA26/06929
Listed Building Consent to replace asbestos roof with natural slate, repair chimney, replace rainwater goods and external render.
Pending
PA26/06690
Application for tree works within a Conservation Area: Removal of 2 sycamore trees
Pending
PA26/03160
Proposed Padel Court and associated Infrastructure
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)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density32 /km²

Owner Occupied69%

Age Distribution

0-15 11%16-64 56%65+ 33%

View Area Profile

Schools Nearby

Veryan CofE School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Tregony Community Primary School
3.4 mi
-
The Roseland Academy
3.5 mi
Outstanding
Gerrans School
4.1 mi
Good

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

View All Schools

Comparables

View All

Trebyan
-
£460k
-
Trekroner
-
£370k
-
Trekroner
-
£265k
-
Trebyan
-
£95k
-

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