Larboard, The Slipway, 18 North Parade, Falmouth, TR11 2TD

UPRN:10091164257Semi-Detached HouseBeds -Built 2012-2021

Tenure: -Council Tax: Band GEPC: C (77)

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

Larboard, The Slipway, 18 North Parade, Falmouth, TR11 2TD

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£865,000

£779k - £952kMedium

Estimate

£865k

Range

£779k – £952k

Rent Estimate (pcm)

£4,550

£4k - £5k

Monthly

£4,550

Yield

6.87%

Verdict

Derived from HomePortfolio scores

Larboard earns an INVESTIGATE rating with HP Score 74/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (60/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

74/ 100

Mixed

Investment Score

70/ 100

High

Crime Score

18/ 100

Moderate

Walkability

60/ 100

Moderate

Transit & Bike

Transit 16Bike 41

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 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 +8.1% (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 10091164257· as of 9 Nov 2026
Rental economics13.3/40
gross yield 6.9%; range width penalty ×0.89
- valuation_snapshotsrent estimate 4550/mo (range 4200-4900)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -140/mo, -3% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 35 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 5 Nov 2026
Risk & liquidity12.8/15
356 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

£596,000£914,000

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£795,000

At the asking price

Monthly rent£4,550/mo

Evidenced range £4,200-£4,900

Interest rate5.4%

Loan to value75%

Cash required: £269,550
Net cash flow: £467/mo
Cash on cash: 2.1%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.70 - clears 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 10091164257Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 4550/mo (range 4200-4900)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 4550/mo (range 4200-4900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 35 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£865,000

Rent Estimate (pcm)£4,550

Gross Yield6.87%

1y Growth-

3y Growth-2.1%

5y Growth+0.8%

10y Growth+2.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

2TR11 2TD

Approval Rate

-12mo

Development

low

PA26/07272
Certificate of Lawfulness for existing use to confirm works comprising the excavation of foundation trench for a retaining wall amounted to commencement of development approved under decision PA23/03515 before the expiry date of 10.07.27.
Pending
PA26/07395
The Electronic Communications Code (Conditions and restrictions) Regulations 2003 (as amended) Regulation 5 Notice of Intention to Install Fixed Line Broadband Apparatus
Rejected
PA26/07129
Change of use of 41a, Trevethan Road, Falmouth, TR11 2AS from sui generis hostel use to C2 residential institution use with care for eight people.
Pending

View Planning Timeline

Ownership

Corporate Ownership68%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density-

Owner Occupied38%

Age Distribution

0-15 19%16-64 66%65+ 15%

View Area Profile

Schools Nearby

Falmouth Primary Academy
0.6 mi
Good
Flushing School
0.6 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Falmouth School
0.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Mary's Catholic Primary School, Falmouth
1.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

7 Waters Edge, 22 North Parade
-
£1.35M
-
The Slipway, 18 North Parade
-
£610k
-
The Slipway, 18 North Parade
-
£938k
-
16 North Parade
-
£280k
-

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