Westcroft, Trewint Lane, Rock, Wadebridge, PL27 6LU

UPRN:100040101340Detached House5 bedsBuilt 1930-1949

FreeholdCouncil Tax: -EPC: G (6)

Data freshness:Listing· freshPlanning· 5mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Westcroft, Trewint Lane, Rock, Wadebridge, PL27 6LU

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£2,580,000

£2.45M - £2.71MHigh

Estimate

£2.58M

Range

£2.45M – £2.71M

Rent Estimate (pcm)

£7,750

£7k - £9k

Monthly

£7,750

Yield

3.51%

Verdict

Derived from HomePortfolio scores

Westcroft earns an INVESTIGATE rating with HP Score 68/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (55/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

55/ 100

Moderate

Transit & Bike

Transit 8Bike 26

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£2,650,000

At the asking price

Monthly rent£7,750/mo

Evidenced range £6,800-£8,700

Interest rate5.4%

Loan to value75%

Cash required: £1,028,050
Net cash flow: -£3,578/mo
Cash on cash: -4.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.87 - 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£2,580,000

Rent Estimate (pcm)£7,750

Gross Yield3.51%

1y Growth+91.6%

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
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2PL27 6LU

Approval Rate

100%12mo

Development

low

PA26/07381
Prior notification for change of use from agricultural building to C1 use
Rejected
PA26/07417
Submission of details to discharge Condition 9 Arboricultural site supervision and monitoring in respect of Decision Notice PA25/09355 dated 05.02.2026
Pending
PA26/07094
Application for Permission in Principle for the construction of up to 2 dwellings (minimum of 2, maximum of 2)
Pending

View Planning Timeline