New Downs Cottage, West Polberro, St. Agnes, TR5 0ST

UPRN:10001212475Detached HouseBeds -Built before 1900

Tenure: -Council Tax: Band EEPC: E (53)

Data freshness:Listing· freshPrice Paid· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

New Downs Cottage, West Polberro, St. Agnes, TR5 0ST

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£1,129,000

£903k - £1.35MLow

Estimate

£1.13M

Range

£903k – £1.35M

Rent Estimate (pcm)

£4,050

£4k - £5k

Monthly

£4,050

Yield

4.86%

Verdict

Derived from HomePortfolio scores

New Downs Cottage earns an INVESTIGATE rating with HP Score 62/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (10/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

62/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

10/ 100

Low

Transit & Bike

Transit 18Bike 18

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£999,950

At the asking price

Monthly rent£4,050/mo

Evidenced range £3,600-£4,550

Interest rate5.4%

Loan to value75%

Cash required: £345,031
Net cash flow: -£571/mo
Cash on cash: -2.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - 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£1,129,000

Rent Estimate (pcm)£4,050

Gross Yield4.86%

1y Growth-

3y Growth+1.4%

5y Growth+2.7%

10y Growth+4.3%

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

3TR5 0ST

Approval Rate

100%12mo

Development

low

PA26/07505
Extension to existing dwelling to provide additional Living and Bedroom spaces, plus ancillary works.
Pending
PA26/06489
Non material amendment in relation to decision notice PA25/01024 dated 07.04.2025 for a change to the approved privacy screen serving the glass balcony, substituting privacy glazing with a natural timber hit-and-miss construction
Approved
PA26/04717
Operational Development associated with Class R hotel use of existing building approved under PA24/05975
Conditions

View Planning Timeline

Ownership

Corporate Ownership74%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

23 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density137 /km²

Owner Occupied75%

Age Distribution

0-15 21%16-64 55%65+ 24%

View Area Profile

Schools Nearby

St Agnes Academy
0.9 mi
Outstanding
Mithian School
2.1 mi
Good
Mount Hawke Academy
2.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Perranporth Community Primary School
3.6 mi
Good

1 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Bawden Manor Farm
-
£1.49M
-
Shangri La
-
£1.20M
-
The Chalet
-
£705k
-
West Polberro
-
£577k
-

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