8 Ocean Blue, Treyarnon Bay, Padstow, PL28 8JN

UPRN:10003309714Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: D (66)

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

8 Ocean Blue, Treyarnon Bay, Padstow, PL28 8JN

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£498,000

£448k - £548kMedium

Estimate

£498k

Range

£448k – £548k

Rent Estimate (pcm)

£450

£250 - £600

Monthly

£450

Yield

1.09%

Verdict

Derived from HomePortfolio scores

8 Ocean Blue earns an INVESTIGATE rating with HP Score 58/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (9/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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

58/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

9/ 100

Low

Transit & Bike

Transit 17Bike 16

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 12 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +0.6% (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 9 Nov 2026
- valuation_snapshotsestimate for 10003309714· as of 9 Nov 2026
Rental economics0/40
gross yield 1.1%; range width penalty ×0.40
- valuation_snapshotsrent estimate 450/mo (range 250-600)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,888/mo, -419% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 12 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 528 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 12 Nov 2026
Risk & liquidity12.8/15
46 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

£371,000£569,000

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£495,000

At the asking price

Monthly rent£450/mo

Evidenced range £250-£600

Interest rate5.4%

Loan to value75%

Cash required: £164,550
Net cash flow: -£1,359/mo
Cash on cash: -9.9%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.27 - 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 10003309714Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 450/mo (range 250-600)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 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 450/mo (range 250-600)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£498,000

Rent Estimate (pcm)£450

Gross Yield1.09%

1y Growth-

3y Growth-12.2%

5y Growth+1.4%

10y Growth+4.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0PL28 8JN

Approval Rate

-12mo

Development

low

PA26/07119
Non-material amendment in relation to decision notice PA26/02462 dated 17/06/2026, namely 1) Reduced overall floor area and footprint of dwelling 2.
Conditions
PA26/07042
Proposed Extension and associated alterations to the existing detached Amenity Building and construction of new detached store to replace existing garden storage sheds.
Pending
PA26/06866
Submission of details to discharge condition 7 (BNG) in relation to Decision notice PA26/02802 dated 06.07.26
Pending

View Planning Timeline

Ownership

Corporate Ownership64.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density-

Owner Occupied66%

Age Distribution

0-15 17%16-64 55%65+ 28%

View Area Profile

Schools Nearby

St Merryn School
1.2 mi
Good
Padstow School
3.4 mi
Good
Trevisker Primary School
3.9 mi
Inspected as Trevisker Community Primary School (URN 111923) on 18 Apr 2013
St Issey Church of England Primary School
4.7 mi
Good

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

View All Schools

Comparables

View All

Ocean Blue
-
£350k
-
Ocean Blue
-
£870k
-
Ocean Blue
-
£635k
-
Ocean Blue
-
£415k
-

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