6 The Spinnakers, Hillside Road, Falmouth, TR11 4GZ

UPRN:10023683577Purpose Built Flat2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band BEPC: C (77)

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

6 The Spinnakers, Hillside Road, Falmouth, TR11 4GZ

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£100,000

£80k - £119kLow

Estimate

£100k

Range

£80k – £119k

Rent Estimate (pcm)

£450

£400 - £450

Monthly

£450

Yield

4.50%

Verdict

Derived from HomePortfolio scores

6 The Spinnakers earns an INVESTIGATE rating with HP Score 75/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (44/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

44/ 100

Mixed

Transit & Bike

Transit 24Bike 30

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 4.5%; range width penalty ×0.98
- valuation_snapshotsrent estimate 450/mo (range 400-450)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -306/mo, -68% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 12 Nov 2026· verify before relying on this
Risk & liquidity9.4/15
356 sales/12mo in area; valuation range width 39%
- 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£120,000

At the asking price

Monthly rent£450/mo

Evidenced range £400-£450

Interest rate5.4%

Loan to value75%

Cash required: £37,300
Net cash flow: -£93/mo
Cash on cash: -3.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - 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 450/mo (range 400-450)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 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 450/mo (range 400-450)

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.
2 price cut(s) recorded on the listing history.
3. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£100,000

Rent Estimate (pcm)£450

Gross Yield4.50%

1y Growth-

3y Growth-2.1%

5y Growth+0.8%

10y Growth+2.7%

Last Sold Price£83,350 (2022-12-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TR11 4GZ

Approval Rate

-12mo

Development

low

PA26/07361
Rear extension to provide new kitchen and larger ground floor bedroom.
Pending
PA26/07569
Prior Notification of Larger Home Extension namely a single storey rear extension
Pending
PA26/07679
Works to trees subject to a Tree Preservation Order (TPO), works include a crown lift of 5 metres and removal of epicormic growth from the trunk. Crown thinning by 5% crown reduction and spread to 9 metres.
Pending

View Planning Timeline

Ownership

Corporate Ownership68%
Overseas OwnershipNo
Lease Term Remaining82 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-12-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density-

Owner Occupied59%

Age Distribution

0-15 22%16-64 62%65+ 16%

View Area Profile

Schools Nearby

St Mary's Catholic Primary School, Falmouth
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Marlborough School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Francis CofE Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
King Charles Church of England Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.

2 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Spinnakers Hillside Road
-
£117k
-
The Spinnakers Hillside Road
-
£185k
-
The Spinnakers Hillside Road
-
£174k
-
The Spinnakers Hillside Road
-
£77k
-

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