Bosahan, Roscarrack Road, Goldenbank, Falmouth, TR11 5BL

UPRN:10012963540Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band CEPC: D (56)

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

Bosahan, Roscarrack Road, Goldenbank, Falmouth, TR11 5BL

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£573,000

£544k - £601kHigh

Estimate

£573k

Range

£544k – £601k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

10.60%

Verdict

Derived from HomePortfolio scores

Bosahan earns an INVESTIGATE rating with HP Score 61/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (12/100). 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

55/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

12/ 100

Low

Transit & Bike

Transit 12Bike 18

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£300,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,400-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: £822/mo
Cash on cash: 10.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.62 - 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£573,000

Rent Estimate (pcm)£2,650

Gross Yield10.60%

1y Growth+2435.0%

3y Growth-2.1%

5y Growth+0.8%

10y Growth+2.7%

Last Sold Price£20,000 (2023-09-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

10TR11 5BL

Approval Rate

25%12mo

Development

low

PA26/07569
Prior Notification of Larger Home Extension namely a single storey rear extension
Pending
PA26/07537
Prior notification of a larger home extension namely a single storey rear extension
Pending
PA26/01212/PREAPP
Exception notice for removal of a detached unsafe branch on Oak tree, over the pedestrian access, at Tree No 30 identified on the map provided.
Pending

View Planning Timeline

Ownership

Corporate Ownership68%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-09-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

25 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density-

Owner Occupied81%

Age Distribution

0-15 17%16-64 59%65+ 24%

View Area Profile

Schools Nearby

St Francis CofE Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Mary's Catholic Primary School, Falmouth
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Marlborough School
0.9 mi
Report card2026
Ofsted no longer awards a single overall grade.
King Charles Church of England Primary School
1.2 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Roscarrack Farm Roscarrack Road
-
£150k
-
Roscarrack Farm Roscarrack Road
-
£250k
-
Roscarrack Farm Roscarrack Road
-
£230k
-
Roscarrack Farm Roscarrack Road
-
£1.13M
-

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