8 Samphire, Sarahs Lane, Padstow, PL28 8FP

UPRN:10090519964Flat/Maisonette2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band FEPC: B (85)

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

8 Samphire, Sarahs Lane, Padstow, PL28 8FP

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£680,000

£646k - £714kHigh

Estimate

£680k

Range

£646k – £714k

Rent Estimate (pcm)

£600

£350 - £850

Monthly

£600

Yield

1.04%

Verdict

Derived from HomePortfolio scores

8 Samphire earns an INVESTIGATE rating with HP Score 78/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (64/100). 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

78/ 100

Strong

Investment Score

70/ 100

High

Crime Score

7/ 100

Low

Walkability

64/ 100

Moderate

Transit & Bike

Transit 9Bike 43

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

2 live adverts with different prices, types or bedrooms on one UPRN (£595,000-£695,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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£695,000

At the asking price

Monthly rent£600/mo

Evidenced range £350-£850

Interest rate5.4%

Loan to value75%

Cash required: £234,550
Net cash flow: -£1,930/mo
Cash on cash: -9.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.26 - below 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£680,000

Rent Estimate (pcm)£600

Gross Yield1.04%

1y Growth-

3y Growth-12.2%

5y Growth+1.4%

10y Growth+4.3%

Last Sold Price£450,000 (2013-08-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PL28 8FP

Approval Rate

-12mo

Development

low

PA26/06349
Proposed public toilet block.
Pending
PA26/06861
Proposed extension to include internal alterations
Pending
PA26/06850
Erection of an extension to form two additional letting rooms and addition of solar panels on the roof
Pending

View Planning Timeline