18 Retallack Resort & Spa, Winnards Perch, St Columb, TR9 6DE

UPRN:10034638780Detached HouseBeds -Built 2022

FreeholdCouncil Tax: Band EEPC: B (83)

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

18 Retallack Resort & Spa, Winnards Perch, St Columb, TR9 6DE

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£416,000

£375k - £458kMedium

Estimate

£416k

Range

£375k – £458k

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

8.68%

Verdict

Derived from HomePortfolio scores

18 Retallack Resort & Spa earns an INVESTIGATE rating with HP Score 56/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

56/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 3Bike 29

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 Nov 2026

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

Check before relying on this score: the estimate sits 22% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +21.9% (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 9 Oct 2026
- valuation_snapshotsestimate for 10034638780· as of 9 Oct 2026
Rental economics27.8/40
gross yield 8.7%; range width penalty ×0.94; the estimate this rent rides on sits 22% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2350/mo (range 2200-2500)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 22% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin9.6/30
stressed cash flow +226/mo, +10% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 69 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
90 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 sensitivityScores 70+ up to £268,000

£244,000£374,000

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£325,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,200-£2,500

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: £530/mo
Cash on cash: 6.1%
Score at this price: 50

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.14 - 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 10034638780Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2350/mo (range 2200-2500)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 22% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 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

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 2350/mo (range 2200-2500)
Rental economics needs verification before you rely on it
sale estimate 22% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £268,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£416,000

Rent Estimate (pcm)£2,350

Gross Yield8.68%

1y Growth+10.2%

3y Growth-2.9%

5y Growth-0.4%

10y Growth+3.7%

Last Sold Price£199,950 (2021-09-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1TR9 6DE

Approval Rate

-12mo

Development

low

PA26/05521
Proposed development comprising the construction of a padel tennis facility
Pending
PA22/08159
Removal of front bay window and replacement with larger sun lounge.
Conditions
PA22/06829
Permanent retention of the reception/ farm shop building and extension to weights room.
Conditions

View Planning Timeline

Ownership

Corporate Ownership63.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-09-09
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 Density34 /km²

Owner Occupied75%

Age Distribution

0-15 15%16-64 56%65+ 29%

View Area Profile

Schools Nearby

St Wenn School
2.3 mi
Good
St Columb Major Academy
2.4 mi
Good
Trevisker Primary School
3.2 mi
Inspected as Trevisker Community Primary School (URN 111923) on 18 Apr 2013
St Issey Church of England Primary School
3.4 mi
Good

0 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Retallack Resort & Spa
-
£400k
-
Retallack Resort & Spa
-
£325k
-
Retallack Resort & Spa
-
£180k
-
Retallack Resort & Spa
-
£402k
-

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