Roosters, 4 Treffry Farm, Treffry Lane, Lanhydrock, Bodmin, PL30 5AF

UPRN:10014471832Terrace Property3 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band BEPC: E (44)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Roosters, 4 Treffry Farm, Treffry Lane, Lanhydrock, Bodmin, PL30 5AF

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£315,000

£299k - £330kHigh

Estimate

£315k

Range

£299k – £330k

Rent Estimate (pcm)

£1,050

£950 - £1k

Monthly

£1,050

Yield

4.00%

Verdict

Derived from HomePortfolio scores

Roosters earns an INVESTIGATE rating with HP Score 60/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (6/100). 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 listingsMarket 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

60/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

6/ 100

Low

Transit & Bike

Transit 2Bike 37

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 12 Nov 2026

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

Valuation edge0/15
claims [AVM +0.0% (HIGH), sold-comps -20.7%, £/sqft -20.6%] → 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 14 Nov 2026
- valuation_snapshotsestimate for 10014471832· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.8%· as of 3 Nov 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.72
- valuation_snapshotsrent estimate 1050/mo (range 950-1200)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -687/mo, -65% 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 12 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 134 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 12 Nov 2026
Risk & liquidity14.7/15
90 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

£236,000£362,000

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£315,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £950-£1,200

Interest rate5.4%

Loan to value75%

Cash required: £101,550
Net cash flow: -£336/mo
Cash on cash: -4.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.99 - 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 10014471832Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.8%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 1050/mo (range 950-1200)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 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 1050/mo (range 950-1200)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 134 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. 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£315,000

Rent Estimate (pcm)£1,050

Gross Yield4.00%

1y Growth-

3y Growth-2.5%

5y Growth-1.0%

10y Growth+2.9%

Last Sold Price£210,000 (2021-03-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0PL30 5AF

Approval Rate

-12mo

Development

low

PA26/07489
Listed Building Consent for internal works to improve Fire Protection to electrical distribution boards
Pending
PA26/06913
Listed building consent to replace the existing thatch (like for like) with new Wheat Reed Thatch. New slate capping to existing chimney.
Pending
PA26/05980
Outline Application for a phased development of up to five new dwellings with all matters reserved except for access
Pending

View Planning Timeline

Ownership

Corporate Ownership74.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-03-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density-

Owner Occupied70%

Age Distribution

0-15 13%16-64 59%65+ 28%

View Area Profile

Schools Nearby

Bodmin College
1.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Bosvena School
1.5 mi
-
St Petroc's Church of England Voluntary Aided Primary School
1.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Beacon Academy
2.0 mi
Inspected as Robartes Junior School (URN 111922) on 4 Mar 2014

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

View All Schools

Comparables

View All

Lanhydrock Barn Treffry Lane
-
£265k
-
Treffry Farmhouse Treffry Lane
-
£840k
-
Treffry Farm Cottage Treffry Lane
-
£246k
-
Treffry Farm Cottage Treffry Lane
-
£260k
-

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