Avocet, The Saltings, Lelant, St. Ives, TR26 3DL

UPRN:10090521949Detached House3 bedsBuilt 2012 onwards

FreeholdCouncil Tax: -EPC: C (78)

Data freshness:Planning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Avocet, The Saltings, Lelant, St. Ives, TR26 3DL

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£824,000

£741k - £906kMedium

Estimate

£824k

Range

£741k – £906k

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

4.31%

Verdict

Derived from HomePortfolio scores

Avocet earns an INVESTIGATE rating with HP Score 70/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (30/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

15/ 100

Moderate

Walkability

30/ 100

Mixed

Transit & Bike

Transit 14Bike 33

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 -3.2% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10090521949· as of 9 Nov 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.77
- valuation_snapshotsrent estimate 3050/mo (range 2700-3350)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,474/mo, -48% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 63 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 4 Nov 2026
Risk & liquidity12.8/15
156 sales/12mo in area; valuation range width 20%
- 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

£637,500£977,500

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£850,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,700-£3,350

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: -£757/mo
Cash on cash: -3.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - 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_snapshotsestimate for 10090521949Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 3050/mo (range 2700-3350)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 3050/mo (range 2700-3350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 63 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£824,000

Rent Estimate (pcm)£3,050

Gross Yield4.31%

1y Growth-29.5%

3y Growth-6.3%

5y Growth-0.9%

10y Growth+1.7%

Last Sold Price£535,000 (2013-02-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningModerate
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2TR26 3DL

Approval Rate

-12mo

Development

low

PA26/07133
Ground and first floor extensions and all associated alterations.
Pending
PA26/07463
Submission of details to discharge Condition 5, Contaminated Land - Verification Report in respect of Decision Notice PA23/04001 dated 08.01.2024
Pending
PA26/07349
Works to Tree within a Conservation Area (TCA) - T1 - Sycamore - Remove stem and branches growing towards 3 Sunny Corner to improve clearance between house and tree canopy.
Pending

View Planning Timeline

Ownership

Corporate Ownership65.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-02-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density375 /km²

Owner Occupied78%

Age Distribution

0-15 15%16-64 54%65+ 31%

View Area Profile

Schools Nearby

The Cornwall Independent School
0.7 mi
Inspected by ISI
Penpol School
0.9 mi
Inspected as Penpol School (URN 111849) on 29 Apr 2025
St Erth Community Primary School
1.2 mi
GoodImproving
Hayle Academy
1.2 mi
Report card2026
Ofsted no longer awards a single overall grade.

6 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Woodcote Cottage The Saltings
-
£975k
-
Tregenna The Saltings
-
£670k
-
Creekside The Saltings
-
£950k
-
Woodhenge The Saltings
-
£835k
-

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