Lancelot, Lewinnick Cove House, Newquay, TR7 1QD

UPRN:10034631148Converted Flat2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band DEPC: D (66)

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

Lancelot, Lewinnick Cove House, Newquay, TR7 1QD

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£629,000

£503k - £755kLow

Estimate

£629k

Range

£503k – £755k

Rent Estimate (pcm)

£2,900

£3k - £3k

Monthly

£2,900

Yield

5.35%

Verdict

Derived from HomePortfolio scores

Lancelot earns an INVESTIGATE rating with HP Score 54/100. Investment score 50/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (3/100). 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

54/ 100

Mixed

Investment Score

50/ 100

Moderate

Crime Score

15/ 100

Moderate

Walkability

3/ 100

Low

Transit & Bike

Transit 4Bike 23

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 economics2.5/40
gross yield 5.4%; range width penalty ×0.89
- valuation_snapshotsrent estimate 2900/mo (range 2650-3100)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -740/mo, -26% 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 6 Nov 2026· verify before relying on this
Risk & liquidity9.2/15
317 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£649,950

At the asking price

Monthly rent£2,900/mo

Evidenced range £2,650-£3,100

Interest rate5.4%

Loan to value75%

Cash required: £218,783
Net cash flow: -£186/mo
Cash on cash: -1.0%
Score at this price: -

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_snapshotsrent estimate 2900/mo (range 2650-3100)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 2900/mo (range 2650-3100)

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. 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£629,000

Rent Estimate (pcm)£2,900

Gross Yield5.35%

1y Growth-

3y Growth-2.1%

5y Growth+1.2%

10y Growth+3.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0TR7 1QD

Approval Rate

-12mo

Development

low

PA26/07512
Application for a Lawful Development Certificate for an Existing use Use of the self-contained basement flat at Pine Hollow , as a separate single dwellinghouse
Pending
PA26/05224
Roof alterations including hip-to-gable and dormer extensions, various external alterations, subsequent internal relayout and erection of garage
Rejected
PA26/03602
Change of use and extensions at ground floor and part of first floor to create yoga studios, alterations to existing building, including vertical extension, to form a residential dwelling including balconies to north at first floor level and to north and south at loft level
Conditions

View Planning Timeline

Ownership

Corporate Ownership58.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density325 /km²

Owner Occupied60%

Age Distribution

0-15 14%16-64 61%65+ 25%

View Area Profile

Schools Nearby

Trenance Learning Academy
1.7 mi
Outstanding
Newquay Junior Academy
2.0 mi
Good
The Bishops CofE Learning Academy
2.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Cubert Primary School
2.2 mi
Inspected as Cubert School (URN 111880) on 21 Mar 2023

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

View All Schools

Comparables

View All

Lewennick Cove House Esplanade Road
-
£815k
-
Lewinnick Cove House Esplanade Road
-
£440k
-
Lewennick Cove House Esplanade Road
-
£530k
-
Lewennick Cove House Esplanade Road
-
£565k
-

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