Sea Spray, Institute Hill, Porthleven, Helston, TR13 9DW

UPRN:10007800566Semi-Detached Property4 bedsBuilt before 1900

Tenure: -Council Tax: Band DEPC: E (49)

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

Sea Spray, Institute Hill, Porthleven, Helston, TR13 9DW

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£597,000

£537k - £656kMedium

Estimate

£597k

Range

£537k – £656k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

7.90%

Verdict

Derived from HomePortfolio scores

Sea Spray earns an INVESTIGATE rating with HP Score 75/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (68/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

57/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

68/ 100

Moderate

Transit & Bike

Transit 3Bike 42

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

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£395,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,400-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £129,550
Net cash flow: £467/mo
Cash on cash: 4.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.95 - clears 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£597,000

Rent Estimate (pcm)£2,600

Gross Yield7.90%

1y Growth-

3y Growth-3.6%

5y Growth+1.6%

10y Growth+3.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TR13 9DW

Approval Rate

-12mo

Development

low

PA26/07211
First floor extension above existing garage, new entrance porch canopy and flat roof window to existing rear extension
Pending
PA26/06588
Erect new electrical substation
Pending
PA26/05965
Construction of extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership73.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density-

Owner Occupied76%

Age Distribution

0-15 10%16-64 56%65+ 34%

View Area Profile

Schools Nearby

Porthleven School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Breage CofE Primary School
1.8 mi
Report card2026
Ofsted no longer awards a single overall grade.
Nansloe Academy
2.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Parc Eglos School
2.4 mi
Requires improvement

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

View All Schools

Comparables

View All

Sailaway Cottage Institute Hill
-
£490k
-
Spindrift, 6 Institute Hill
-
£410k
-
Spindrift, 6 Institute Hill
-
£340k
-
Sailaway Cottage Institute Hill
-
£297k
-

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