Lower Boscarne, Nanstallon, Bodmin, PL30 5LG

UPRN:10003286705Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: G (12)

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

Lower Boscarne, Nanstallon, Bodmin, PL30 5LG

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£700,000

£560k - £840kLow

Estimate

£700k

Range

£560k – £840k

Rent Estimate (pcm)

£2,300

£2k - £3k

Monthly

£2,300

Yield

3.68%

Verdict

Derived from HomePortfolio scores

Lower Boscarne earns an INVESTIGATE rating with HP Score 60/100. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 29Bike 39

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

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£750,000

At the asking price

Monthly rent£2,300/mo

Evidenced range £2,050-£2,550

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: -£939/mo
Cash on cash: -4.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.91 - 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£700,000

Rent Estimate (pcm)£2,300

Gross Yield3.68%

1y Growth-7.8%

3y Growth-2.5%

5y Growth-1.0%

10y Growth+2.9%

Last Sold Price£795,000 (2025-02-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningModerate
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

3PL30 5LG

Approval Rate

100%12mo

Development

low

PA26/05436
Non-material amendment (1) in relation to decision notice PA26/01872 dated 28.05.2026 for replacement of the approved standing seam metal roof finish with a corrugated metal sheet roof finish to the approved extension
Approved
PA26/01872
Renovation of existing farmhouse with two storey rear extension replacing single storey extension. Focusing on lowering buildings energy bills with variation of condition 2 of decision notice PA25/06776 dated 25.11.2025.
Conditions
PA25/09335
Conversion of redundant agricultural barns into 1 residential dwelling and two holiday lets
Conditions

View Planning Timeline

Ownership

Corporate Ownership74.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-02-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

26 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
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Berrycoombe School
1.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Mary's Catholic Primary School, Bodmin
2.0 mi
Inspected as St Mary's Catholic Primary School, Bodmin (URN 112020) on 13 Jul 2010
North Cornwall Alternative Provision Academy
2.1 mi
Good

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

View All Schools

Comparables

View All

Lower Boscarne Farm
-
£795k
-
Lower Boscarne Bungalow
-
£355k
-
Sycamores
-
£305k
-
The Gate House
-
£133k
-

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