Bears Lodge, Rezare, Launceston, PL15 9NX

UPRN:10003303253Detached House4 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band DEPC: C (72)

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

Bears Lodge, Rezare, Launceston, PL15 9NX

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£512,000

£461k - £564kMedium

Estimate

£512k

Range

£461k – £564k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

3.38%

Verdict

Derived from HomePortfolio scores

Bears Lodge earns an INVESTIGATE rating with HP Score 60/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (2/100). 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

60/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

2/ 100

Low

Transit & Bike

Transit 2Bike 14

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

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

Valuation edge0/15
claims [AVM -7.4% (MEDIUM)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10003303253· as of 13 Oct 2026
Rental economics0/40
gross yield 3.4%; range width penalty ×0.68
- valuation_snapshotsrent estimate 1550/mo (range 1350-1750)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,311/mo, -85% 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
Seller motivationNot scored
context, not scored: 0 price cut(s), 54 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 5 Nov 2026
Risk & liquidity12.8/15
213 sales/12mo in area; valuation range width 20%
- 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

£412,500£632,500

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£550,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,350-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: -£783/mo
Cash on cash: -5.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.84 - 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 10003303253Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1550/mo (range 1350-1750)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1550/mo (range 1350-1750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 54 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£512,000

Rent Estimate (pcm)£1,550

Gross Yield3.38%

1y Growth-

3y Growth-2.7%

5y Growth-1.2%

10y Growth+2.5%

Last Sold Price£117,250 (1999-11-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3PL15 9NX

Approval Rate

-12mo

Development

low

PA26/06400
Application for Permission in Principle for residential development to include affordable dwellings (minimum of 5, maximum of 9)
Pending
PA26/02695
Extension to the existing single-storey garage for the storage of maintenance/Machinery Equipment to serve the upkeep of the plot/amenity.
Conditions
PA26/01211
Reserved Matters Application for the construction of a dwelling (details following Outline Consent PA24/02315 allowed at Appeal dated 26/06/2025
Pending

View Planning Timeline

Ownership

Corporate Ownership72.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1999-11-11
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 Density30 /km²

Owner Occupied82%

Age Distribution

0-15 13%16-64 55%65+ 32%

View Area Profile

Schools Nearby

Trekenner Community Primary School
1.1 mi
Requires improvementConcerns
Stoke Climsland School
1.9 mi
GoodConcerns
Milton Abbot Primary School
3.3 mi
Inspected as Milton Abbot School (URN 113258) on 13 Sep 2022
Launceston Primary School
3.9 mi
Good

3 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Treinny
-
£470k
-
Trewood
-
£815k
-
Trevalley
-
£900k
-
Homeleigh
-
£460k
-

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