Downas Cottage, Kuggar, Ruan Minor, Helston, TR12 7LY

UPRN:10013628643Detached House3 bedsBuilt 2007-2011

FreeholdCouncil Tax: Band DEPC: D (61)

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

Downas Cottage, Kuggar, Ruan Minor, Helston, TR12 7LY

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

£334,000

£317k - £351kHigh

Estimate

£334k

Range

£317k – £351k

Rent Estimate (pcm)

£1,050

£900 - £1k

Monthly

£1,050

Yield

3.76%

Verdict

Derived from HomePortfolio scores

Downas Cottage earns an INVESTIGATE rating with HP Score 59/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (13/100). 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)Defra 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

59/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

13/ 100

Low

Transit & Bike

Transit 3Bike 18

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 28 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -0.3% (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 10 Oct 2026
- valuation_snapshotsestimate for 10013628643· as of 10 Oct 2026
Rental economics0/40
gross yield 3.8%; range width penalty ×0.72
- valuation_snapshotsrent estimate 1050/mo (range 900-1150)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -772/mo, -73% 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 28 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 125 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 28 Oct 2026
Risk & liquidity14.6/15
87 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

£251,000£385,000

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£335,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £900-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £108,550
Net cash flow: -£404/mo
Cash on cash: -4.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.93 - 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 10013628643Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 1050/mo (range 900-1150)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 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 1050/mo (range 900-1150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 125 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£334,000

Rent Estimate (pcm)£1,050

Gross Yield3.76%

1y Growth-75.2%

3y Growth-5.1%

5y Growth-1.2%

10y Growth+2.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0TR12 7LY

Approval Rate

-12mo

Development

low

PA26/06625
Overhead Electricity Lines to upgrade an existing two wire 11kV line to a three wire 11kV overhead line along with additional support poles / equipment to facilitate an upgrade to three phase in the Gwendreath, Ruan Minor area. In addition to the overhead equipment we will also be installing a section of underground cable.
Pending
PA26/01663
Installation of domestic sewage treatment system and surrounding landscaping. Necessary replacement following withdrawal of previous shared local system with Chy Carne Holiday Park, Kuggar.
Conditions
PA26/01509
Submission of details to discharge Condition number 4 in respect of Decision Notice (Habitat Management and Monitoring) PA25/05138 dated 26/09/25
Conditions

View Planning Timeline

Ownership

Corporate Ownership73.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
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 Occupied69%

Age Distribution

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

View Area Profile

Schools Nearby

Grade-Ruan CofE Primary School
0.8 mi
Requires improvementConcerns
Landewednack Community Primary School
2.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Mullion School
3.0 mi
Good
Mullion Primary School
3.2 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

Kingey Vean Kuggar
-
£492k
-
4 Council Houses Kuggar
-
£150k
-
Cargey Cottage Kuggar
-
£605k
-
Agan Lowarth Kuggar
-
£470k
-

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