Higher Tolvan, Gweek, Helston, TR12 6TY

UPRN:10090519613Detached House4 bedsBuilt 2023

FreeholdCouncil Tax: Band DEPC: B (88)

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

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Higher Tolvan earns an INVESTIGATE rating with HP Score 62/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (2/100). 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 coverageHM 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

62/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

2/ 100

Low

Transit & Bike

Transit 26Bike 12

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 (no market estimate available)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9/15
87 sales/12mo in area
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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
no market estimate available
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. Fill the valuation edge gap before relying on the score.
no market estimate available
3. Fill the rental economics gap before relying on the score.
no rent estimate available
4. Fill the stress margin gap before relying on the score.
no rent to stress

Valuation & Market

Sale Estimate-

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-5.1%

5y Growth-1.2%

10y Growth+2.2%

Last Sold Price£140,000 (2021-03-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2TR12 6TY

Approval Rate

100%12mo

Development

low

PA26/06293
Submission of details to discharge Condition number 3 in respect of Decision Notice PA24/09556 dated 14/02/25
Conditions
PA26/04222
Demolition of agricultural building and construction of single storey self-build residential dwelling and change of use of land to residential.
Pending
PA26/00830
Prior notification of agricultural or forestry development for a hard-surfaced track along a field boundary route
Approved

View Planning Timeline

Ownership

Corporate Ownership73.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-03-08
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 Density67 /km²

Owner Occupied73%

Age Distribution

0-15 18%16-64 53%65+ 29%

View Area Profile

Schools Nearby

Boskenwyn Community Primary School
1.3 mi
Good
Constantine Primary School
1.5 mi
Good
Wendron Church of England Primary School
2.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Garras Community Primary School
2.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Tolvan House
-
£900k
-
Higher Tolvan
-
£140k
-
Tolvan Cross
-
£208k
-

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