Kings Acre, Luxulyan, Bodmin, PL30 5EE

UPRN:10002695421Detached House8 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: -

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£1,032,000

£826k - £1.24MLow

Estimate

£1.03M

Range

£826k – £1.24M

Rent Estimate (pcm)

£3,350

£3k - £4k

Monthly

£3,350

Yield

3.22%

Verdict

Derived from HomePortfolio scores

Kings Acre earns an INVESTIGATE rating with HP Score 69/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (36/100). 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 SourcesPortal listingsOfcom Connected NationsOfcom mobile coverageMarket 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

36/ 100

Mixed

Transit & Bike

Transit 7Bike 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 3.2%; range width penalty ×0.69
- valuation_snapshotsrent estimate 3350/mo (range 2950-3800)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,941/mo, -88% 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 4 Nov 2026
Risk & liquidity9.2/15
90 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£1,250,000

At the asking price

Monthly rent£3,350/mo

Evidenced range £2,950-£3,800

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,900/mo
Cash on cash: -5.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.79 - 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 3350/mo (range 2950-3800)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 3350/mo (range 2950-3800)

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£1,032,000

Rent Estimate (pcm)£3,350

Gross Yield3.22%

1y Growth-

3y Growth-2.5%

5y Growth-1.0%

10y Growth+2.9%

Last Sold Price£550,000 (2008-07-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1PL30 5EE

Approval Rate

-12mo

Development

low

PA26/04067
Application for prior notification for the proposed change of use of a former agricultural building to a single dwelling house together with operational development
Approved
PA26/02648
Proposed Double Storey Extension/ Alterations to existing dwelling & Conversion/ Change of use of existing Garage to Study/ WC
Conditions
PA26/03430
Proposed demolition of 2no conservatories. Proposed sun room. Proposed single storey side extension and first floor extension. Proposed external improvements and internal alterations
Conditions

View Planning Timeline

Ownership

Corporate Ownership74.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2008-07-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density-

Owner Occupied78%

Age Distribution

0-15 14%16-64 56%65+ 30%

View Area Profile

Schools Nearby

Luxulyan School
0.1 mi
Good
Red Moor School
1.8 mi
Inspected by ISI
Lanlivery Primary Academy
1.9 mi
Inspected as Lanlivery Community Primary School (URN 111915) on 13 Oct 2011
Bugle School
2.2 mi
Good

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

View All Schools

Comparables

View All

Kitts Place
-
£435k
-
Carveighe
-
£345k
-
Carveighe
-
£270k
-
The Vicarage
-
£385k
-

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