Brocton Cottage, Washaway, Bodmin, PL30 3AL

UPRN:10003285263Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band BEPC: E (41)

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

Brocton Cottage, Washaway, Bodmin, PL30 3AL

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£400,000

£320k - £481kLow

Estimate

£400k

Range

£320k – £481k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

2.36%

Verdict

Derived from HomePortfolio scores

Brocton Cottage earns an INVESTIGATE rating with HP Score 48/100. Investment score 46/100 reflects below-average fundamentals. Crime intensity is 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 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

48/ 100

Mixed

Investment Score

46/ 100

Mixed

Crime Score

27/ 100

Moderate

Walkability

0/ 100

Low

Transit & Bike

Transit 28Bike 33

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

advert has 3 bedrooms but the valuation snapshot describes 5 - the UPRN's evidence is for a different home

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£585,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,050-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £196,050
Net cash flow: -£1,178/mo
Cash on cash: -7.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.58 - below 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£400,000

Rent Estimate (pcm)£1,150

Gross Yield2.36%

1y Growth-

3y Growth-2.5%

5y Growth-1.0%

10y Growth+2.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1PL30 3AL

Approval Rate

-12mo

Development

low

PA26/04849
Application to determine if Prior Approval is required for Proposed: Fodder and machinery building
Approved
PA26/02622
Proposed extensions and alterations
Conditions
PA26/01928
Proposed to undertake the following work that is considered to be exempt from the Electricity Act 1989 by falling within the Overhead Lines (Exemption) (England and Wales) Regulations 2009.
Rejected

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density-

Owner Occupied66%

Age Distribution

0-15 17%16-64 59%65+ 24%

View Area Profile

Schools Nearby

Nanstallon Community Primary School
2.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Breock Primary School
2.7 mi
Good
Wadebridge Primary Academy
2.8 mi
Good
Wadebridge School
2.8 mi
Good

1 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Brocton
-
£795k
-
Grogley
-
£850k
-
Lower Brocton
-
£850k
-
Grogley
-
£225k
-

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