Watergate, Watergate, Illogan, Redruth, TR16 4QS

UPRN:10034779714Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band DEPC: D (56)

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

Watergate, Watergate, Illogan, Redruth, TR16 4QS

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

£651,000

£521k - £782kLow

Estimate

£651k

Range

£521k – £782k

Rent Estimate (pcm)

£2,150

£2k - £2k

Monthly

£2,150

Yield

4.69%

Verdict

Derived from HomePortfolio scores

Watergate earns an INVESTIGATE rating with HP Score 65/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (28/100). 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

65/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

28/ 100

Low

Transit & Bike

Transit 11Bike 20

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 4.7%; range width penalty ×0.73; the estimate this rent rides on sits 16% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2150/mo (range 1900-2400)· as of 10 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 16% above the ask on the same snapshot - verify the rent describes this home· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -870/mo, -40% 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 6 Nov 2026
Risk & liquidity9.2/15
168 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£550,000

At the asking price

Monthly rent£2,150/mo

Evidenced range £1,900-£2,400

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: -£368/mo
Cash on cash: -2.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.16 - 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 2150/mo (range 1900-2400)Rental economics · as of 10 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 16% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

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 2150/mo (range 1900-2400)

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. 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£651,000

Rent Estimate (pcm)£2,150

Gross Yield4.69%

1y Growth-

3y Growth-0.1%

5y Growth+3.0%

10y Growth+4.0%

Last Sold Price£375,000 (2012-07-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TR16 4QS

Approval Rate

-12mo

Development

low

PA26/06793
Application for Technical Details Consent (TDC) following Permission in Principle approval PA23/07868 dated 31.10.2023
Pending
PA26/07553
Demolition of existing single storey extension and proposed new 2 storey extension and garage
Pending
PA26/07229
Full planning application for 78 affordable dwellings, including external amenity space and parking.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2012-07-25
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 Density1,153 /km²

Owner Occupied57%

Age Distribution

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

View Area Profile

Schools Nearby

Illogan School
0.4 mi
Good
Portreath Community Primary School
1.1 mi
Inspected as Portreath Community Primary School (URN 111839) on 22 May 2013
Treloweth Community Primary School
1.4 mi
Inspected as Treloweth Community Primary School (URN 111853) on 30 Jan 2013
Redruth School
1.6 mi
-

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Watergate Cottage Watergate
-
£490k
-
Watergate Villa Watergate
-
£427k
-
Watergate Watergate
-
£375k
-
Watergate Cottage Watergate
-
£96k
-

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