2 Rose Court, Grenna Lane, Perranwell Station, Truro, TR3 7LL

UPRN:10023683097Detached House2 bedsBuilt 2024

FreeholdCouncil Tax: Band EEPC: B (85)

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

2 Rose Court, Grenna Lane, Perranwell Station, Truro, TR3 7LL

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£522,000

£418k - £627kLow

Estimate

£522k

Range

£418k – £627k

Rent Estimate (pcm)

£1,650

£1k - £2k

Monthly

£1,650

Yield

3.77%

Verdict

Derived from HomePortfolio scores

2 Rose Court earns an INVESTIGATE rating with HP Score 64/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (7/100). 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

7/ 100

Low

Walkability

7/ 100

Low

Transit & Bike

Transit 7Bike 28

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 3.8%; range width penalty ×0.65
- valuation_snapshotsrent estimate 1650/mo (range 1450-1900)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,132/mo, -69% 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 29 Oct 2026
Risk & liquidity9.2/15
140 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£525,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,450-£1,900

Interest rate5.4%

Loan to value75%

Cash required: £175,050
Net cash flow: -£630/mo
Cash on cash: -4.3%
Score at this price: -

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_snapshotsrent estimate 1650/mo (range 1450-1900)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 29 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 29 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1650/mo (range 1450-1900)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£522,000

Rent Estimate (pcm)£1,650

Gross Yield3.77%

1y Growth-

3y Growth+1.7%

5y Growth+2.1%

10y Growth+4.3%

Last Sold Price£230,000 (2022-12-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2TR3 7LL

Approval Rate

-12mo

Development

low

PA26/07368
Electricity Act 1989: Overhead Lines (Exemption) (England and Wales) Regulations 2009
Rejected
PA26/07243
Proposed conversion and extension of outbuilding to form new dwelling, with associated works including new access and garage with variation of condition 2 of decision notice PA25/09674 dated 04.03.2026.
Pending
PA26/06168
Erection of single, two-storey three bedroomed house
Pending

View Planning Timeline

Ownership

Corporate Ownership73.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-12-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density210 /km²

Owner Occupied77%

Age Distribution

0-15 14%16-64 52%65+ 34%

View Area Profile

Schools Nearby

Perran-Ar-Worthal Community Primary School
0.8 mi
Good
Devoran School
0.9 mi
Good
Cusgarne Primary School
1.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Kennall Vale School
2.1 mi
-

4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Rose Court Grenna Lane
-
£230k
-
The Court Grenna Lane
-
£285k
-
Greenacres Grenna Lane
-
£180k
-
Roseland Farm Grenna Lane
-
£446k
-

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