Lincombe, Bigbury, Kingsbridge, TQ7 4BD

UPRN:10004745396Detached HouseBeds -Built 1976-1982

FreeholdCouncil Tax: Band FEPC: D (67)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£776,000

£621k - £931kLow

Estimate

£776k

Range

£621k – £931k

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

2.82%

Verdict

Derived from HomePortfolio scores

Lincombe earns an INVESTIGATE rating with HP Score 53/100. 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 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

53/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

0/ 100

Low

Transit & Bike

Transit 24Bike 12

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 2.8%; range width penalty ×0.65
- valuation_snapshotsrent estimate 2350/mo (range 2050-2700)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,622/mo, -112% 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 4 Nov 2026
Risk & liquidity9.2/15
220 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£1,000,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,050-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: -£1,748/mo
Cash on cash: -6.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.70 - 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_snapshotsrent estimate 2350/mo (range 2050-2700)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2350/mo (range 2050-2700)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£776,000

Rent Estimate (pcm)£2,350

Gross Yield2.82%

1y Growth-

3y Growth-6.3%

5y Growth-1.9%

10y Growth+1.9%

Last Sold Price£110,000 (1996-07-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TQ7 4BD

Approval Rate

-12mo

Development

low

1020/26/FUL
Retrospective planning application for erection of produce shed, associated change of use of land and associated works
Conditions
3485/25/HHO
Householder application for replacement of existing conservatory with a single storey extension to the rear
Conditions
2144/25/FUL
Remodelling & refurbishment of an area at Bigbury Golf Club to accommodate a new Golf Simulator
Conditions

View Planning Timeline

Ownership

Corporate Ownership72.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1996-07-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,721

Population Density49 /km²

Owner Occupied77%

Age Distribution

0-15 15%16-64 53%65+ 32%

View Area Profile

Schools Nearby

Thurlestone All Saints Church of England Academy
1.6 mi
Inspected as Thurlestone All Saints Church of England Primary School (URN 113469) on 5 Dec 2013
Aveton Gifford CofE Primary School
2.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
West Alvington Church of England Academy
3.6 mi
Good
Loddiswell Primary School
3.9 mi
Good

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

View All Schools

Comparables

View All

Villa Crusoe
-
£2.85M
-
Lincombe Barn
-
£750k
-
New Quay Cottage
-
£305k
-
Villa Crusoe
-
£700k
-

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