16 Tregoyne, Porthtowan, Truro, TR4 8FE

UPRN:10014477475Semi-Detached House2 bedsBuilt -

FreeholdCouncil Tax: Band BEPC: D (60)

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

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

£243,000

£219k - £268kMedium

Estimate

£243k

Range

£219k – £268k

Rent Estimate (pcm)

£1,050

£950 - £1k

Monthly

£1,050

Yield

5.36%

Verdict

Derived from HomePortfolio scores

16 Tregoyne earns an INVESTIGATE rating with HP Score 60/100. Investment score 59/100 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 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

60/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

6/ 100

Low

Transit & Bike

Transit 4Bike 20

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 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 +3.3% (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 Nov 2026
- valuation_snapshotsestimate for 10014477475· as of 10 Nov 2026
Rental economics2.6/40
gross yield 5.4%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1050/mo (range 950-1100)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -350/mo, -33% 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: 1 price cut(s), 105 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
131 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

£176,000£270,000

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£235,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £74,000
Net cash flow: -£66/mo
Cash on cash: -1.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - clears 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 10014477475Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 1050/mo (range 950-1100)Rental economics · as of 10 Nov 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
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 950-1100)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 105 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£243,000

Rent Estimate (pcm)£1,050

Gross Yield5.36%

1y Growth-

3y Growth-3.0%

5y Growth+0.0%

10y Growth+3.9%

Last Sold Price£145,000 (2010-09-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

2TR4 8FE

Approval Rate

-12mo

Development

low

PA26/06926
Change of use of dwelling from warden's accommodation to an unrestricted dwelling (no operational development)
Pending
PA26/07012
Submission of details to discharge conditions 5 (CL1 - Risk assessment), 6 (CL2 - Remediation scheme) and 7 (CL3 - Verification report) in relation to Decision notice PA26/03474 dated 17.09.26
Conditions
PA26/06430
Electricity Act 1989: Overhead Lines (Exemption) (England and Wales) Regulations 2009.
Approved

View Planning Timeline

Ownership

Corporate Ownership75.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2010-09-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density193 /km²

Owner Occupied70%

Age Distribution

0-15 19%16-64 59%65+ 22%

View Area Profile

Schools Nearby

Mount Hawke Academy
1.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Agnes Academy
2.0 mi
Outstanding
Blackwater Community Primary School
2.8 mi
Good
Portreath Community Primary School
2.8 mi
Inspected as Portreath Community Primary School (URN 111839) on 22 May 2013

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

14 Tregoyne
-
£277k
-
Morso, 7 Tregoyne
-
£195k
-
Izzy Inn Tregoyne
-
£231k
-
Waiotapu, 4 Tregoyne
-
£250k
-

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