13 Brunel Quays, Great Western Village, Lostwithiel, PL22 0JB

UPRN:10008220948Flat/Maisonette4 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: C (79)

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

13 Brunel Quays, Great Western Village, Lostwithiel, PL22 0JB

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£492,000

£468k - £517kHigh

Estimate

£492k

Range

£468k – £517k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

4.16%

Verdict

Derived from HomePortfolio scores

13 Brunel Quays earns an INVESTIGATE rating with HP Score 73/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (65/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

65/ 100

Moderate

Transit & Bike

Transit 16Bike 31

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +0.4% (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 10008220948· as of 9 Nov 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.79
- valuation_snapshotsrent estimate 1700/mo (range 1500-1850)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -948/mo, -56% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), unknown 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
49 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

£367,500£563,500

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£490,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,500-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £162,800
Net cash flow: -£477/mo
Cash on cash: -3.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.03 - 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 10008220948Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1700/mo (range 1500-1850)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 · verify before relying on this
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 1700/mo (range 1500-1850)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£492,000

Rent Estimate (pcm)£1,700

Gross Yield4.16%

1y Growth+20.4%

3y Growth-6.2%

5y Growth-0.8%

10y Growth+1.9%

Last Sold Price£264,995 (2003-09-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningModerate
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0PL22 0JB

Approval Rate

-12mo

Development

low

PA26/01257/PREAPP
Exception notice for removal of Holly tree
Pending
PA26/06231
consent for three stainless steel air vent grills serving existing internal mechanical plant and replacement timber slatted housing for existing external mechanical plant
Pending
PA26/06232
Listed Building consent and Planning consent for three stainless steel air vent grills serving existing internal mechanical plant and replacement timber slatted housing for existing external mechanical plant
Pending

View Planning Timeline

Ownership

Corporate Ownership74.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2003-09-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 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 14%16-64 53%65+ 33%

View Area Profile

Schools Nearby

Lostwithiel School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Winnow CofE School
0.8 mi
Good
Lanlivery Primary Academy
1.5 mi
Inspected as Lanlivery Community Primary School (URN 111915) on 13 Oct 2011
Red Moor School
1.6 mi
Inspected by ISI

0 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

12 Brunel Quays
-
£240k
-
16 Brunel Quays
-
£515k
-
6 Brunel Quays
-
£340k
-
28 Brunel Quays
-
£345k
-

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