The Forge, Lanivet, Bodmin, PL30 5JT

UPRN:10003286243Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band CEPC: E (44)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£658,000

£592k - £724kMedium

Estimate

£658k

Range

£592k – £724k

Rent Estimate (pcm)

£2,150

£2k - £2k

Monthly

£2,150

Yield

Verdict

Derived from HomePortfolio scores

The Forge earns an INVESTIGATE rating with HP Score 54/100. 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

54/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 29Bike 6

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity
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£40,000

At the asking price

Monthly rent£2,150/mo

Evidenced range £1,900-£2,400

Interest rate5.4%

Loan to value75%

Cash required: £13,300
Net cash flow: £1,353/mo
Cash on cash: 122.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 15.93 - 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£658,000

Rent Estimate (pcm)£2,150

Gross Yield-

1y Growth+28.1%

3y Growth-2.5%

5y Growth-1.0%

10y Growth+2.9%

Last Sold Price£450,000 (2016-10-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningModerate
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0PL30 5JT

Approval Rate

-12mo

Development

low

PA25/09075
Submission of details to discharge Condition number 6 (Ecology) in respect of Decision Notice PA22/07974 dated 12/12/23
Conditions
PA25/08925
Works that are 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 Change2016-10-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density-

Owner Occupied82%

Age Distribution

0-15 15%16-64 55%65+ 30%

View Area Profile

Schools Nearby

Lanivet Community Primary School
2.0 mi
Good
Nanstallon Community Primary School
2.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Wenn School
2.5 mi
Good
Roche Community Primary School
3.0 mi
Good

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

View All Schools

Comparables

View All

Brismar
-
£760k
-
Tremore
-
£265k
-
Tremore Lodge
-
£400k
-
Tremore Farm
-
£375k
-

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