The Old Granary, Cant Farm, St. Minver, Wadebridge, PL27 6RL

UPRN:10003310322Detached House6 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band GEPC: C (77)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

The Old Granary, Cant Farm, St. Minver, Wadebridge, PL27 6RL

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

15 of 21 sources

Sale Estimate

£1,305,000

£1.24M - £1.37MHigh

Estimate

£1.30M

Range

£1.24M – £1.37M

Rent Estimate (pcm)

£3,900

£3k - £4k

Monthly

£3,900

Yield

1.64%

Verdict

Derived from HomePortfolio scores

The Old Granary earns an INVESTIGATE rating with HP Score 57/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is 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 listingsMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

57/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

0/ 100

Low

Transit & Bike

Transit 22Bike 7

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range
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£2,850,000

At the asking price

Monthly rent£3,900/mo

Evidenced range £3,400-£4,450

Interest rate5.4%

Loan to value75%

Cash required: £1,112,050
Net cash flow: -£6,919/mo
Cash on cash: -7.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.41 - 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£1,305,000

Rent Estimate (pcm)£3,900

Gross Yield1.64%

1y Growth-

3y Growth-5.6%

5y Growth-0.3%

10y Growth+1.5%

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

0PL27 6RL

Approval Rate

-12mo

Development

low

PA26/00532
Submission of details to discharge Conditions 6 - Mechanical Ventilation, 8 - Lighting and Signage and 10 - Service Installations in respect of Decision Notice PA22/11303 dated 21.06.2023.
Conditions
PA25/09066
Demolition of modern agricultural buildings, erection of Caretaker's Cottage, Extension to Farmhouse (Aunties), minor works to Listed Building (Little Trefresa), Refurbishment of Milking Parlour to form Games and ancillary spaces, Refurbishment of the Granary, Construction of new pool house, external swimming pool, Equipment Store and Workshop, Tennis Court, and Landscaping works with variation of conditions 2, 5 and 6 of Decision Notice PA22/11302 dated 21.06.2023
Conditions

View Planning Timeline