Westholme, Lezant, Launceston, PL15 9NW

UPRN:10003303530Detached House5 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: C (73)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£624,000

£593k - £655kHigh

Estimate

£624k

Range

£593k – £655k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

3.04%

Verdict

Derived from HomePortfolio scores

Westholme earns an INVESTIGATE rating with HP Score 64/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (7/100). 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

64/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

7/ 100

Low

Transit & Bike

Transit 33Bike 6

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 edge-1.6/15
claims [AVM -20.2% (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 13 Oct 2026
- valuation_snapshotsestimate for 10003303530· as of 13 Oct 2026
Rental economics0/40
gross yield 3.0%; range width penalty ×0.67
- valuation_snapshotsrent estimate 1900/mo (range 1650-2150)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,898/mo, -100% 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), 51 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 & liquidity14.7/15
213 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

£562,500£862,500

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£750,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,650-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: -£1,216/mo
Cash on cash: -5.7%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.75 - 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 10003303530Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1900/mo (range 1650-2150)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 1900/mo (range 1650-2150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 51 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£624,000

Rent Estimate (pcm)£1,900

Gross Yield3.04%

1y Growth-

3y Growth-2.7%

5y Growth-1.2%

10y Growth+2.5%

Last Sold Price£490,000 (2020-12-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0PL15 9NW

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
PA26/00730/PREAPP
Exception notice for 1x mature Horse Chestnut to fell to ground level due to death of tree and the proximity to the highway
Pending
PA25/07287
Installation of 16 ground mounted solar panels with associated cable run to nearby dwelling
Conditions

View Planning Timeline