1 Tregainlands Park, Washaway, Bodmin, PL30 3AU

UPRN:10003286513Detached Property2 bedsBuilt -

Tenure: -Council Tax: Band AEPC: -

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

1 Tregainlands Park, Washaway, Bodmin, PL30 3AU

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

13 of 21 sources

Sale Estimate

£131,000

£105k - £157kLow

Estimate

£131k

Range

£105k – £157k

Rent Estimate (pcm)

£400

£350 - £450

Monthly

£400

Yield

6.40%

Verdict

Derived from HomePortfolio scores

1 Tregainlands Park earns an INVESTIGATE rating with HP Score 58/100. 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. 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)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.ukPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

58/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 5Bike 41

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 economics7.8/40
gross yield 6.4%; range width penalty ×0.70; the estimate this rent rides on sits 43% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 400/mo (range 350-450)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 43% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 5 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -152/mo, -38% 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 5 Nov 2026
Risk & liquidity9.3/15
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£75,000

At the asking price

Monthly rent£400/mo

Evidenced range £350-£450

Interest rate5.4%

Loan to value75%

Cash required: £23,800
Net cash flow: £24/mo
Cash on cash: 1.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.58 - clears 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 400/mo (range 350-450)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 43% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 5 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_date

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 400/mo (range 350-450)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£131,000

Rent Estimate (pcm)£400

Gross Yield6.40%

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
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0PL30 3AU

Approval Rate

-12mo

Development

low

PA26/01201/PREAPP
Pre application advice for proposed barn conversion, construction of agricultural barn and dog walking paddock
Pending
PA25/07997
Under the Electronic Communications Code (Conditions and restrictions)(Amendment) Regulations 2017, BARR Engineering Services LTD intends to install electronic communications apparatus
Rejected

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

1 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

Nanstallon Community Primary School
1.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Berrycoombe School
1.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Mary's Catholic Primary School, Bodmin
1.8 mi
Inspected as St Mary's Catholic Primary School, Bodmin (URN 112020) on 13 Jul 2010
North Cornwall Alternative Provision Academy
1.9 mi
Good

1 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

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