Kia Koura, 1 Herland Court, Herland Road, Godolphin Cross, Helston, TR13 9RD

UPRN:10007805219Detached House5 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band FEPC: C (72)

Data freshness:Listing· freshPlanning· 2mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Kia Koura, 1 Herland Court, Herland Road, Godolphin Cross, Helston, TR13 9RD

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£622,000

£591k - £653kHigh

Estimate

£622k

Range

£591k – £653k

Rent Estimate (pcm)

£2,300

£2k - £3k

Monthly

£2,300

Yield

4.42%

Verdict

Derived from HomePortfolio scores

Kia Koura earns an INVESTIGATE rating with HP Score 61/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (4/100). 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

61/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

4/ 100

Low

Transit & Bike

Transit 3Bike 7

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 -0.5% (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 9 Nov 2026
- valuation_snapshotsestimate for 10007805219· as of 9 Nov 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.77
- valuation_snapshotsrent estimate 2300/mo (range 2050-2550)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,076/mo, -47% 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), 120 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 & liquidity14.6/15
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

£469,000£719,000

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£625,000

At the asking price

Monthly rent£2,300/mo

Evidenced range £2,050-£2,550

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: -£517/mo
Cash on cash: -3.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - 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 10007805219Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2300/mo (range 2050-2550)Rental economics · as of 9 Nov 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 2300/mo (range 2050-2550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 120 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£622,000

Rent Estimate (pcm)£2,300

Gross Yield4.42%

1y Growth-

3y Growth-3.6%

5y Growth+1.6%

10y Growth+3.4%

Last Sold Price£400,000 (2008-05-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2TR13 9RD

Approval Rate

-12mo

Development

low

PA26/06791
'Proposed replacement dwelling (in lieu of planning approval PA23/01860 for refurbishment and extension of existing dwelling)' with variation of Condition 2 of decision notice PA26/01183, dated 24/07/2026.
Pending
PA26/06621
Works to trees subject to a Tree Preservation Order: T1 (Poplar) - Remove one stem and crown reduce the remainder by approximately 30%.
Conditions
PA26/01055/PREAPP
Exception notice for 1x Cypress tree to fell and replant due to storm damage
Rejected

View Planning Timeline

Ownership

Corporate Ownership73.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2008-05-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density-

Owner Occupied82%

Age Distribution

0-15 15%16-64 58%65+ 27%

View Area Profile

Schools Nearby

Godolphin Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Leedstown Community Primary School
1.8 mi
Inspected as Leedstown Community Primary School (URN 111811) on 11 Jul 2013
Germoe Community Primary School
1.8 mi
Good
Sithney Community Primary School
2.1 mi
GoodConcerns

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

View All Schools

Comparables

View All

Vithan Cottage Herland Road
-
£245k
-
Cross Barn Herland Road
-
£647k
-
Seabaan Herland Road
-
£496k
-
Belle More Herland Road
-
£360k
-

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