The Old Shippon, Lower Hill Farm, Lamerton, Tavistock, PL19 8RR

UPRN:10001332039Detached House3 bedsBuilt 1976-1982

FreeholdCouncil Tax: -EPC: E (51)

Data freshness:Listing· freshPlanning· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

The Old Shippon, Lower Hill Farm, Lamerton, Tavistock, PL19 8RR

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

16 of 21 sources

Sale Estimate

£508,000

£457k - £558kMedium

Estimate

£508k

Range

£457k – £558k

Rent Estimate (pcm)

£1,300

£1k - £2k

Monthly

£1,300

Yield

3.12%

Verdict

Derived from HomePortfolio scores

The Old Shippon earns an INVESTIGATE rating with HP Score 62/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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 listingsMarket 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

50/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 7Bike 9

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +1.6% (MEDIUM), sold-comps -43.7%, £/sqft -43.5%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10001332039· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.4%· as of 4 Nov 2026
Rental economics0/40
gross yield 3.1%; range width penalty ×0.58
- valuation_snapshotsrent estimate 1300/mo (range 1100-1500)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,284/mo, -99% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 193 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 6 Nov 2026
Risk & liquidity12.9/15
184 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£375,000£575,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£500,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,100-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£788/mo
Cash on cash: -5.7%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.77 - 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_snapshotsestimate for 10001332039Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.4%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 1300/mo (range 1100-1500)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1300/mo (range 1100-1500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 193 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. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£508,000

Rent Estimate (pcm)£1,300

Gross Yield3.12%

1y Growth-

3y Growth-2.4%

5y Growth-1.6%

10y Growth+2.5%

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

6PL19 8RR

Approval Rate

50%12mo

Development

low

2981/26/FUL
Proposed redevelopment of the agricultural barn/stables, in lieu of a Class Q change of use (4033/24/PDM), the change of use of the surrounding land to garden together with associated works.
Pending
2300/26/TCA
T1: Beech - Crown lift to 4m above ground level all around tree, prune eastern, and north eastern canopies by a maximum of 2m and no further. T2: Variegated Maple - Crown reduce by up to 1m to reshape and tidy and contain. G3: Ash/Hazel - Recoppice 5x Hazel and 1x Ash. T4: Holm Oak - Reduce to previous previous pruning points, approximately 2m reduction G5: Hazel - Recoppice 4x Hazel, ensuring clearance from garage. Rationale: These works are proposed as part of the reasonable and responsible maintenance of this garden.
Approved
2107/26/COM
Notice of intent to install electronic communication apparatus comprising one x 10m medium wooden pole (Ref: WH5LRM6J)
Approved

View Planning Timeline

Ownership

Corporate Ownership70.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£26,556

Population Density-

Owner Occupied75%

Age Distribution

0-15 12%16-64 56%65+ 32%

View Area Profile

Schools Nearby

Lamerton CofE Primary Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Tor View School
1.9 mi
Good
Castlebridge School
2.3 mi
-
Tavistock Primary & Nursery School
2.4 mi
GoodConcerns

0 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Hilltown Cottage
-
£335k
-
Lower Hill Farm
-
£375k
-
East Hilltown House
-
£895k
-
Spring Field Cottage
-
£350k
-

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