9 Carn Brae Apartments, 16 Edgcumbe Gardens, Newquay, TR7 2QD

UPRN:10034639756Flat/Maisonette4 bedsBuilt 2012-2021

LeaseholdCouncil Tax: -EPC: C (75)

Data freshness:Listing· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

9 Carn Brae Apartments, 16 Edgcumbe Gardens, Newquay, TR7 2QD

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£338,000

£321k - £355kHigh

Estimate

£338k

Range

£321k – £355k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

5.66%

Verdict

Derived from HomePortfolio scores

9 Carn Brae Apartments earns an INVESTIGATE rating with HP Score 57/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (84/100). 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

57/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

92/ 100

Elevated

Walkability

84/ 100

High

Transit & Bike

Transit 23Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 -3.6% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10034639756· as of 9 Oct 2026
Rental economics5/40
gross yield 5.7%; range width penalty ×0.96
- valuation_snapshotsrent estimate 1650/mo (range 1550-1750)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -437/mo, -26% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 296 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 6 Nov 2026
Risk & liquidity14.6/15
317 sales/12mo in area; valuation range width 10%
- 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

£262,500£402,500

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£350,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,550-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: -£39/mo
Cash on cash: -0.4%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.40 - 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 10034639756Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1650/mo (range 1550-1750)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026
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
Rental economics needs verification before you rely on it
rent estimate 1650/mo (range 1550-1750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 296 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. 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£338,000

Rent Estimate (pcm)£1,650

Gross Yield5.66%

1y Growth+52.3%

3y Growth-2.1%

5y Growth+1.2%

10y Growth+3.4%

Last Sold Price£380,000 (2021-08-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2TR7 2QD

Approval Rate

-12mo

Development

low

PA26/07117
Advertisement consent for external signage created in line with brand guidelines of major high street name store
Pending
PA26/07450
Application for the modification of the S106 Agreement dated 2nd April 2019, in relation to PA17/11528.
Pending
PA26/07486
Application for Permission in Principle for the construction of up to 5 dwellings (minimum of 4, maximum of 5)
Pending

View Planning Timeline

Ownership

Corporate Ownership58.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-08-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density4,079 /km²

Owner Occupied41%

Age Distribution

0-15 13%16-64 74%65+ 13%

View Area Profile

Schools Nearby

Newquay Junior Academy
0.2 mi
Good
Trenance Learning Academy
0.5 mi
Outstanding
The Bishops CofE Learning Academy
0.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Newquay Tretherras
0.7 mi
Good

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

View All Schools

Comparables

View All

21 Edgcumbe Gardens
-
£300k
-
31 Edgcumbe Gardens
-
£460k
-
5 Edgcumbe Gardens
-
£424k
-
10 Edgcumbe Gardens
-
£180k
-

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