1 Greenbank, Helston, TR13 8JA

UPRN:100041206971End Terrace House2 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band BEPC: D (65)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

17 of 21 sources

Sale Estimate

£216,000

£205k - £227kHigh

Estimate

£216k

Range

£205k – £227k

Rent Estimate (pcm)

£850

£800 - £900

Monthly

£850

Yield

1.85%

Verdict

Derived from HomePortfolio scores

1 Greenbank earns an INVESTIGATE rating with HP Score 76/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (82/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

31/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 15Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 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: the advert has 8 bedrooms but the valuation snapshot describes 2 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge-1.6/15
claims [AVM -154.6% (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 9 Oct 2026
- valuation_snapshotsestimate for 100041206971· as of 9 Oct 2026
Rental economics0/40
gross yield 1.9%; range width penalty ×0.96
- valuation_snapshotsrent estimate 850/mo (range 800-900)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,826/mo, -215% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 327 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 6 Nov 2026
Risk & liquidity14.6/15
215 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

£412,500£632,500

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£550,000

At the asking price

Monthly rent£850/mo

Evidenced range £800-£900

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: -£1,268/mo
Cash on cash: -8.3%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.46 - 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 100041206971Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 850/mo (range 800-900)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 850/mo (range 800-900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 327 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£216,000

Rent Estimate (pcm)£850

Gross Yield1.85%

1y Growth-

3y Growth-3.6%

5y Growth+1.6%

10y Growth+3.4%

Last Sold Price£148,950 (2015-07-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0TR13 8JA

Approval Rate

-12mo

Development

low

PA26/06389
Erection of 2 No. New Dwellings (1 No. Replacement)
Pending
PA26/07065
Listed Building Consent for the replacement of roof coverings, chimney repairs and internal reinstatement works
Pending
PA26/07096
Submission of details to discharge Condition numbers 5 (CEMP), 12 (Surface Water Drainage), 13 (Construction Management Plan), 16 (Archaeological Assessment) and 18 (Noise Mitigation) in respect of Decision Notice PA16/00001 dated 23/03/17
Pending

View Planning Timeline

Ownership

Corporate Ownership73.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-07-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density331 /km²

Owner Occupied55%

Age Distribution

0-15 24%16-64 62%65+ 14%

View Area Profile

Schools Nearby

Nansloe Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Michael's Church of England Primary School
0.3 mi
Inspected as St Michael's Voluntary Controlled Church of England Primary School (URN 111994) on 6 Nov 2013
Parc Eglos School
0.5 mi
Requires improvement
Helston Community College
0.7 mi
GoodConcerns

0 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Greenbank Meneage Road
-
£390k
-
Hill Tor Meneage Road
-
£219k
-
Greenbank Meneage Road
-
£149k
-
Greenbank Meneage Road
-
£120k
-

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