9 Henrys Croft, The Lizard, Helston, TR12 7AX

UPRN:10013628115Detached Bungalow3 bedsBuilt -

FreeholdCouncil Tax: Band CEPC: B (83)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

9 Henrys Croft, The Lizard, Helston, TR12 7AX

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£311,000

£295k - £326kHigh

Estimate

£311k

Range

£295k – £326k

Rent Estimate (pcm)

£950

£850 - £1k

Monthly

£950

Yield

2.85%

Verdict

Derived from HomePortfolio scores

9 Henrys Croft earns an INVESTIGATE rating with HP Score 72/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (57/100). 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 NationsMarket 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

72/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

57/ 100

Moderate

Transit & Bike

Transit 6Bike 33

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

new-build plot advert 29% above the estimate on its UPRN - the estimate describes another home on the development, not this plot

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£399,950

At the asking price

Monthly rent£950/mo

Evidenced range £850-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £131,283
Net cash flow: -£692/mo
Cash on cash: -6.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.70 - below 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£311,000

Rent Estimate (pcm)£950

Gross Yield2.85%

1y Growth-

3y Growth-5.1%

5y Growth-1.2%

10y Growth+2.2%

Last Sold Price£170,369 (2016-01-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0TR12 7AX

Approval Rate

-12mo

Development

low

PA26/01194/PREAPP
Pre application advice for conversion of the former Methodist Chapel to residential use, replacement single storey lean to structures and associated remedial and conservation work,
Pending
PA26/07055
Submission of details to discharge Conditions 3 Materials, 6 Boundary Treatment and 9 Biodiversity Provision in respect of Decision Notice PA23/08790 dated 24.01.2024
Pending
PA26/06659
Erection of a single storey sauna pod to provide amenity for guests of the hotel and a new pathway
Pending

View Planning Timeline

Ownership

Corporate Ownership73.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-01-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

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

Landewednack Community Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Grade-Ruan CofE Primary School
1.9 mi
Requires improvementConcerns
Mullion School
4.0 mi
Good
Mullion Primary School
4.1 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

16 Henrys Croft
-
£1.17M
-
15 Henrys Croft
-
£265k
-
13 Henrys Croft
-
£484k
-
3 Henrys Croft
-
£230k
-

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