Coach House, Higher Tremenheere Farm, Tregassack Road, Ludgvan, Penzance, TR20 8XG

UPRN:10093433287Detached House6 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band AEPC: C (73)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Coach House, Higher Tremenheere Farm, Tregassack Road, Ludgvan, Penzance, TR20 8XG

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£856,000

£813k - £899kHigh

Estimate

£856k

Range

£813k – £899k

Rent Estimate (pcm)

£2,700

£2k - £3k

Monthly

£2,700

Yield

3.81%

Verdict

Derived from HomePortfolio scores

Coach House earns an INVESTIGATE rating with HP Score 57/100. Investment score 48/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (15/100). 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 listingsMarket estimates (third-party AVM)Defra 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

57/ 100

Mixed

Investment Score

48/ 100

Mixed

Crime Score

29/ 100

Moderate

Walkability

15/ 100

Low

Transit & Bike

Transit 23Bike 19

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 14 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 +0.7% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10093433287· as of 9 Nov 2026
Rental economics0/40
gross yield 3.8%; range width penalty ×0.68
- valuation_snapshotsrent estimate 2700/mo (range 2350-3050)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,731/mo, -64% 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 14 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 163 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 14 Nov 2026
Risk & liquidity14.6/15
88 sales/12mo in area; valuation range width 10%
- 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£2,700/mo

Evidenced range £2,350-£3,050

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: -£1,000/mo
Cash on cash: -4.2%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.94 - 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 10093433287Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2700/mo (range 2350-3050)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 14 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 14 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 2700/mo (range 2350-3050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 163 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£856,000

Rent Estimate (pcm)£2,700

Gross Yield3.81%

1y Growth-

3y Growth+1.3%

5y Growth+0.6%

10y Growth+4.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TR20 8XG

Approval Rate

-12mo

Development

low

PA26/06215
Erection of a general purpose agricultural building
Pending
PA26/05829
Construction of stable building with tack room, feed store and wider landscaping and ecological enhancements
Rejected
PA26/03362
Prior Approval for an agricultural building for the purpose of commercial, buisiness in the form of a gym
Rejected

View Planning Timeline

Ownership

Corporate Ownership73.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,210

Population Density240 /km²

Owner Occupied73%

Age Distribution

0-15 16%16-64 55%65+ 29%

View Area Profile

Schools Nearby

Gulval School
1.1 mi
Good
Ludgvan School
1.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Mary's Catholic School, Penzance
1.7 mi
Inspected as St Mary's Catholic School, Penzance (URN 111999) on 11 Jul 2007
Penwith Alternative Provision Academy
1.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Higher Tremenheere Tregassack Road
-
£600k
-
Friesians Field
-
£400k
-
Friesians Field
-
£112k
-

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