2 Valley Place, Crosscombe, St. Agnes, TR5 0XP
UPRN:10001212391Mid Terrace House2 bedsBuilt 1900-1929
FreeholdCouncil Tax: Band CEPC: F (26)
Data freshness:Planning· 3mo agoPlanning: ageing, refreshed 3mo ago (2026-08-20T13:55:39.025723+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
60
/ 100
Mixed
Verdict
8 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
18 of 21 sourcesSale Estimate
£249,000
£236k - £261kHigh
Estimate
£249k
Range
£236k – £261k
Rent Estimate (pcm)
£950
£850 - £1k
Monthly
£950
Yield
4.58%
Verdict
Derived from HomePortfolio scores
2 Valley Place earns an INVESTIGATE rating with HP Score 60/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (8/100). 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 NationsMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
60
HP Score
60/ 100
Mixed
55
Investment Score
55/ 100
Moderate
8
Crime Score
8/ 100
Low
8
Walkability
8/ 100
Low
Transit & Bike
Transit 18Bike 28
Walk Score, out of 100
Valuation & Market
Sale Estimate£249,000
Rent Estimate (pcm)£950
Gross Yield4.58%
1y Growth-
3y Growth+1.4%
5y Growth+2.7%
10y Growth+4.3%
Last Sold Price£250,000 (2021-02-05)
Risk Overview
- Flood RiskUnknown
- SubsidenceLow
- RadonModerate
- MiningSignificant
- LandslideModerate
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
3TR5 0XP
Approval Rate
-12mo
Development
low
- PendingPA26/06391Submission of details to discharge condition 8 (CL1) and 12(CEMP) in relation to Decision Notice PA25/03795 dated 22/07/25
- PendingPA26/07185Single storey en-suite extension and associated works
- PendingPA26/07127Certificate of lawfulness for proposed use for the completion of the erection of workspace units in accordance with planning permission granted by outline permission referenced PA23/08069 and reserved matters referenced PA24/07413.
Ownership
- Corporate Ownership74%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2021-02-05
- SourceLand Registry
Connectivity
Broadband (Standard)
5 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£28,210
Population Density-
Owner Occupied80%
Age Distribution
0-15 18%16-64 60%65+ 22%
Schools Nearby
- Mithian School0.8 miGood
- St Agnes Academy1.1 miOutstanding
- Perranporth Community Primary School2.2 miGood
- Mount Hawke Academy2.9 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
1 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Dolphin Cottage-£900k-
- Blue Hills Touring Park-£659k-
- Trevellas Manor Farm-£500k-
- 2 Valley Place-£250k-