7 Minster Fields, Manaccan, Helston, TR12 6JG

UPRN:10034788533Detached House4 bedsBuilt 2007 onwards

FreeholdCouncil Tax: Band EEPC: C (75)

Data freshness:Listing· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

7 Minster Fields, Manaccan, Helston, TR12 6JG

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£674,000

£606k - £741kMedium

Estimate

£674k

Range

£606k – £741k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

10.08%

Verdict

Derived from HomePortfolio scores

7 Minster Fields earns an INVESTIGATE rating with HP Score 64/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (13/100). 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

64/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

13/ 100

Low

Transit & Bike

Transit 7Bike 9

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£250,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,850-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £78,800
Net cash flow: £610/mo
Cash on cash: 9.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.49 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£674,000

Rent Estimate (pcm)£2,100

Gross Yield10.08%

1y Growth-

3y Growth-5.1%

5y Growth-1.2%

10y Growth+2.2%

Last Sold Price£297,500 (2013-09-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1TR12 6JG

Approval Rate

100%12mo

Development

low

PA26/05740
Certificate of Lawfulness for Proposed single storey extension to rear of property
Approved
PA26/03349
Prior notification of proposed development by telecommunications code system operators for a permanent backup generator.
Approved
PA26/03196
Works to trees in a conservation area (TCA) works include T1 - 1 x large sycamore - reduce spread to W (only) by 1.5m laterally to limit further crown development over lane & adjacent dwelling; T2 - 1 x large sycamore monolith - reduce to 2m height due to extensive decay; T3 - 1 x large sycamore - reduce to 6m monolith due to terminal decline.
Approved

View Planning Timeline

Ownership

Corporate Ownership73.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-09-19
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 Density42 /km²

Owner Occupied68%

Age Distribution

0-15 15%16-64 60%65+ 25%

View Area Profile

Schools Nearby

Manaccan Primary School
0.2 mi
Requires improvementConcerns
Mawnan CofE VA Primary School
2.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Keverne Primary School
3.1 mi
Requires improvementConcerns
Constantine Primary School
3.3 mi
Good

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

View All Schools

Comparables

View All

15 Minster Fields
-
£360k
-
8 Minster Fields
-
£420k
-
10 Minster Fields
-
£650k
-
9 Minster Fields
-
£370k
-

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