Mengarth, New Road, Ruan Minor, Helston, TR12 7JY

UPRN:10012966741Detached House4 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band GEPC: D (55)

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

Mengarth, New Road, Ruan Minor, Helston, TR12 7JY

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

£1,033,000

£929k - £1.14MMedium

Estimate

£1.03M

Range

£929k – £1.14M

Rent Estimate (pcm)

£3,200

£3k - £4k

Monthly

£3,200

Yield

4.83%

Verdict

Derived from HomePortfolio scores

Mengarth earns an INVESTIGATE rating with HP Score 64/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (26/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

26/ 100

Low

Transit & Bike

Transit 28Bike 17

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: the estimate sits 23% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +23.0% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 10012966741· as of 10 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.64; the estimate this rent rides on sits 23% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3200/mo (range 2750-3650)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 23% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,132/mo, -35% 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), 82 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 & liquidity12.8/15
87 sales/12mo in area; valuation range width 20%
- 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

£596,000£914,000

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£795,000

At the asking price

Monthly rent£3,200/mo

Evidenced range £2,750-£3,650

Interest rate5.4%

Loan to value75%

Cash required: £269,550
Net cash flow: -£468/mo
Cash on cash: -2.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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 10012966741Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 3200/mo (range 2750-3650)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 23% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Oct 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

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 3200/mo (range 2750-3650)
Rental economics needs verification before you rely on it
sale estimate 23% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. 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.
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£1,033,000

Rent Estimate (pcm)£3,200

Gross Yield4.83%

1y Growth-

3y Growth-5.1%

5y Growth-1.2%

10y Growth+2.2%

Last Sold Price£499,999 (2006-11-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0TR12 7JY

Approval Rate

-12mo

Development

low

PA26/07338
Works to trees subject to a Tree Preservation Order (TPO): T1 (Mature Monterey Cypress) - Remove due to poor structural condition and threat to road and service cable. Replant with Monterey Cypress.
Pending
PA26/06874
Ceritifcate of lawful development for proposed use, namely siting of a mobile home for ancillary accommodation.
Pending
PA26/06909
Works to trees subject to a Tree Preservation Order (TPO): Removal of mature Monterey Cypress (T1) at the rear of property, on the boundary near neighbours property.
Pending

View Planning Timeline

Ownership

Corporate Ownership73.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-11-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density-

Owner Occupied69%

Age Distribution

0-15 14%16-64 55%65+ 31%

View Area Profile

Schools Nearby

Grade-Ruan CofE Primary School
0.4 mi
Requires improvementConcerns
Landewednack Community Primary School
1.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Mullion School
3.6 mi
Good
Mullion Primary School
3.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Welfield Cadgwith
-
£460k
-
Little Sandcastle Cadgwith
-
£225k
-
Louvain Cadgwith
-
£425k
-
Long Loft Cadgwith
-
£900k
-

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