Birch Valley Lodge, Hicks Mill, Bissoe, Truro, TR4 8RB

UPRN:10001216523Detached HouseBeds -Built 2022

FreeholdCouncil Tax: Band AEPC: B (88)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Birch Valley Lodge, Hicks Mill, Bissoe, Truro, TR4 8RB

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

£808,000

£646k - £970kLow

Estimate

£808k

Range

£646k – £970k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

3.36%

Verdict

Derived from HomePortfolio scores

Birch Valley Lodge earns an INVESTIGATE rating with HP Score 65/100. Investment score 65/100 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 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

65/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

8/ 100

Low

Transit & Bike

Transit 4Bike 22

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 3.4%; range width penalty ×0.74
- valuation_snapshotsrent estimate 2800/mo (range 2500-3150)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,291/mo, -82% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026
Risk & liquidity9.2/15
131 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£1,000,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,500-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: -£1,437/mo
Cash on cash: -5.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.83 - 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_snapshotsrent estimate 2800/mo (range 2500-3150)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by 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
Rental economics needs verification before you rely on it
rent estimate 2800/mo (range 2500-3150)

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. 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£808,000

Rent Estimate (pcm)£2,800

Gross Yield3.36%

1y Growth-

3y Growth-3.0%

5y Growth+0.0%

10y Growth+3.9%

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

2TR4 8RB

Approval Rate

-12mo

Development

low

PA26/07319
Prior approval for proposed agricultural building for farm machinery and maintenance
Pending
PA26/07106
Full application for Erection of agricultural barn.
Pending
PA26/06950
Provision of manager's accommodation with variation of Conditions 1 and 2 of decision notice PA23/04447 dated 15.11.2023.
Pending

View Planning Timeline

Ownership

Corporate Ownership75.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

22 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density95 /km²

Owner Occupied79%

Age Distribution

0-15 15%16-64 59%65+ 26%

View Area Profile

Schools Nearby

Cusgarne Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Perran-Ar-Worthal Community Primary School
1.4 mi
Good
Devoran School
1.9 mi
Good
Oak Tree School
2.2 mi
Inspected by ISI

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

View All Schools

Comparables

View All

The Clifts
-
£470k
-
Lowarn Bre Farm
-
£440k
-
Calico Cottage
-
£313k
-
The Old Mill
-
£525k
-

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