1 The Warehouse, Anchor Quay, Penryn, TR10 8GZ

UPRN:10001214801Flat/Maisonette2 bedsBuilt 2003-2006

Tenure: -Council Tax: Band DEPC: B (81)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

1 The Warehouse, Anchor Quay, Penryn, TR10 8GZ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£369,000

£295k - £443kLow

Estimate

£369k

Range

£295k – £443k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

5.07%

Verdict

Derived from HomePortfolio scores

1 The Warehouse earns an INVESTIGATE rating with HP Score 74/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (70/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

70/ 100

High

Crime Score

32/ 100

Moderate

Walkability

70/ 100

High

Transit & Bike

Transit 12Bike 50

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 0.5% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 170/mo (tenanted)· as of 5 Nov 2026
Stress margin0/30
stressed cash flow -1,984/mo, -1167% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 5 Nov 2026
Risk & liquidity9.2/15
110 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£450,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,750-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£203/mo
Cash on cash: -1.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.25 - clears 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

listing_factscontractual rent 170/mo (tenanted)Rental economics · as of 5 Nov 2026
listing_factsservice charge / ground rent from the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Seller motivation could not be scored
context, not scored: 1 price cut(s), 66 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£369,000

Rent Estimate (pcm)£1,900

Gross Yield5.07%

1y Growth-

3y Growth+1.5%

5y Growth+2.5%

10y Growth+3.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TR10 8GZ

Approval Rate

-12mo

Development

low

PA26/07431
Works to Trees within a Conservation Area (TCA) - G1 - 2 x Sycamores and 1 x Ash - Re-pollarded back to the old pollard points.
Pending
PA26/07171
Certificate of lawfulness for existing use for the continued use of the ground floor as domestic use
Pending
PA26/07124
Works to trees in a conservation area (TCA) works include T1 - 1 x medium holly - poor physiological condition, poor response to previous pruning, inundated with ivy - coppice to existing low basal growth.
Pending

View Planning Timeline

Ownership

Corporate Ownership70%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density1,525 /km²

Owner Occupied59%

Age Distribution

0-15 17%16-64 66%65+ 17%

View Area Profile

Schools Nearby

Falmouth School
0.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Penryn Primary Academy
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Penryn College
0.7 mi
Good
Falmouth Primary Academy
1.1 mi
Good

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

View All Schools

Comparables

View All

The Warehouse Anchor Quay
-
£350k
-
The Warehouse Anchor Quay
-
£365k
-
The Warehouse Anchor Quay
-
£354k
-
The Warehouse Anchor Quay
-
£372k
-

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