25 Highfield Avenue, St. Austell, PL25 4SW

UPRN:100040141853Semi-Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band BEPC: D (65)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

25 Highfield Avenue, St. Austell, PL25 4SW

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

£243,000

£231k - £255kHigh

Estimate

£243k

Range

£231k – £255k

Rent Estimate (pcm)

£1,100

£1k - £1k

Monthly

£1,100

Yield

5.39%

Verdict

Derived from HomePortfolio scores

25 Highfield Avenue earns an INVESTIGATE rating with HP Score 48/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is moderate. 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 listingsOfcom Connected NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

48/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

44/ 100

Elevated

Walkability

0/ 100

Low

Transit & Bike

Transit 23Bike 31

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 -0.8% (HIGH)] → 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 (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100040141853· as of 13 Oct 2026
Rental economics2.9/40
gross yield 5.4%; range width penalty ×0.93
- valuation_snapshotsrent estimate 1100/mo (range 1000-1150)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -355/mo, -32% 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), 33 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
308 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

£184,000£282,000

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£245,000

At the asking price

Monthly rent£1,100/mo

Evidenced range £1,000-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £77,200
Net cash flow: -£65/mo
Cash on cash: -1.0%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.33 - clears 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 100040141853Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1100/mo (range 1000-1150)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 1100/mo (range 1000-1150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 33 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£243,000

Rent Estimate (pcm)£1,100

Gross Yield5.39%

1y Growth-

3y Growth-1.7%

5y Growth+1.5%

10y Growth+3.6%

Last Sold Price£149,000 (2017-01-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PL25 4SW

Approval Rate

-12mo

Development

low

PA26/06977
Creation of off street parking to front of dwelling, resubmission of lapsed PA22/06249
Pending
PA26/07429
Proposed change of use from hairdressers (E) to hot food takeaway (sui generis) and installation of extract system
Pending
PA26/07366
Submission of details to discharge Conditions 6 and 7 in respect of Decision Notice PA26/02382 dated 24.07.2026
Pending

View Planning Timeline

Ownership

Corporate Ownership65.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-01-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density4,509 /km²

Owner Occupied38%

Age Distribution

0-15 21%16-64 59%65+ 20%

View Area Profile

Schools Nearby

Restormel Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Poltair School
0.5 mi
Good
Mount Charles School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Cornwall College
0.6 mi
-

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

25 Highfield Avenue
-
£230k
-
52 Highfield Avenue
-
£100k
-
40 Highfield Avenue
-
£125k
-
47 Highfield Avenue
-
£195k
-

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