2 Lamorrick Cottages, Old Coach Road, Lanivet, Bodmin, PL30 5HB

UPRN:10003286630End Terrace House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band CEPC: E (44)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

2 Lamorrick Cottages, Old Coach Road, Lanivet, Bodmin, PL30 5HB

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£299,000

£284k - £313kHigh

Estimate

£299k

Range

£284k – £313k

Rent Estimate (pcm)

£1,000

£900 - £1k

Monthly

£1,000

Yield

1.92%

Verdict

Derived from HomePortfolio scores

2 Lamorrick Cottages earns an INVESTIGATE rating with HP Score 62/100. Investment score 54/100 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 4Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -109.0% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10003286630· as of 9 Nov 2026
Rental economics0/40
gross yield 1.9%; range width penalty ×0.70
- valuation_snapshotsrent estimate 1000/mo (range 900-1150)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,032/mo, -203% 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 10 Nov 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.7/15
90 sales/12mo in area; valuation range width 10%
- 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

£469,000£719,000

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£625,000

At the asking price

Monthly rent£1,000/mo

Evidenced range £900-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: -£1,417/mo
Cash on cash: -8.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.47 - 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 10003286630Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1000/mo (range 900-1150)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 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
Rental economics needs verification before you rely on it
rent estimate 1000/mo (range 900-1150)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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. 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£299,000

Rent Estimate (pcm)£1,000

Gross Yield1.92%

1y Growth-32.9%

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

1PL30 5HB

Approval Rate

-12mo

Development

low

PA26/07498
Submission of details to discharge Condition numbers 3 (Contaminated Land - Risk Assessment) and 4 (Contaminated Land - Remediation Scheme) in respect of Decision Notice PA20/05381 dated 09/10/20
Pending
PA26/07574
Works to Trees covered by a Tree Preservation Order (TPO) - T1 - Sycamore - Full radial reduction to contain smaller canopy size and help relieve the weight imbalance within the crown. T2 - Ash - Lateral reduction back to boundary.
Pending
PA26/07302
Works to Trees within a Conservation Area (TCA) - T1 - Monterey Cypress and T2 - Ash - Fell both. T3 and T4 - Sycamore - 2.5m crown reduction.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density-

Owner Occupied70%

Age Distribution

0-15 13%16-64 59%65+ 28%

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

The Woodshed Lamorrick
-
£255k
-
Brookside Lamorrick
-
£550k
-
Pendale Lamorrick
-
£210k
-
The Old Workshop Lamorrick
-
£340k
-

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