3 Sprymill Cottages, Spry Lane, Lifton, PL16 0AZ

UPRN:10001323649End Terrace House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band BEPC: F (27)

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

3 Sprymill Cottages, Spry Lane, Lifton, PL16 0AZ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£283,000

£255k - £312kMedium

Estimate

£283k

Range

£255k – £312k

Rent Estimate (pcm)

£800

£700 - £900

Monthly

£800

Yield

24.03%

Verdict

Derived from HomePortfolio scores

3 Sprymill Cottages earns an INVESTIGATE rating with HP Score 65/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (30/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

30/ 100

Mixed

Transit & Bike

Transit 3Bike 12

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

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£39,950

At the asking price

Monthly rent£800/mo

Evidenced range £700-£900

Interest rate5.4%

Loan to value75%

Cash required: £11,288
Net cash flow: £419/mo
Cash on cash: 44.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 5.93 - clears 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£283,000

Rent Estimate (pcm)£800

Gross Yield24.03%

1y Growth-

3y Growth-2.1%

5y Growth-0.9%

10y Growth+2.6%

Last Sold Price£195,000 (2016-11-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0PL16 0AZ

Approval Rate

-12mo

Development

low

2037/26/FUL
Change of use to hair and beauty salon (Class E)
Conditions
0511/26/PDM
Prior Approval for the change of use of an agricultural building to 4 dwellinghouses (C3) and associated operational development (Class Q (a+c)).
Approved
3110/25/FUL
Change of use of The Shed to a bakery & hot food takeaway
Conditions

View Planning Timeline

Ownership

Corporate Ownership78%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-11-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£26,556

Population Density37 /km²

Owner Occupied73%

Age Distribution

0-15 15%16-64 58%65+ 27%

View Area Profile

Schools Nearby

Lifton Community Academy
0.8 mi
Inspected as Lifton Community Primary School (URN 113256) on 16 Mar 2017
Lew Trenchard Church of England Primary School
3.6 mi
GoodConcerns
Milton Abbot Primary School
3.9 mi
Inspected as Milton Abbot School (URN 113258) on 13 Sep 2022
Launceston Primary School
4.1 mi
Good

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

View All Schools

Comparables

View All

Spry Farm Spry Lane
-
£950k
-
Spry Farm Spry Lane
-
£662k
-
Sprymill Cottages Spry Lane
-
£195k
-
2 Sprymill Cottages
-
£80k
-

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