The Hide, Tregony, Truro, TR2 5SX

UPRN:10096251235Detached House4 bedsBuilt 2023

FreeholdCouncil Tax: Band DEPC: B (89)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£2,529,000

£2.40M - £2.66MHigh

Estimate

£2.53M

Range

£2.40M – £2.66M

Rent Estimate (pcm)

£7,950

£7k - £9k

Monthly

£7,950

Yield

5.31%

Verdict

Derived from HomePortfolio scores

The Hide earns an INVESTIGATE rating with HP Score 58/100. Investment score 60/100 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 listingsMarket 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

58/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

2/ 100

Low

Transit & Bike

Transit 25Bike 29

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 11 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: the estimate sits 29% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +29.0% (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 14 Nov 2026
- valuation_snapshotsestimate for 10096251235· as of 14 Nov 2026
Rental economics1.8/40
gross yield 5.3%; range width penalty ×0.73; the estimate this rent rides on sits 29% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 7950/mo (range 7000-8850)· as of 14 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 29% above the ask on the same snapshot - verify the rent describes this home· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,859/mo, -23% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 68 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 11 Nov 2026
Risk & liquidity14.6/15
124 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

£1,346,000£1,974,500

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£1,795,000

At the asking price

Monthly rent£7,950/mo

Evidenced range £7,000-£8,850

Interest rate5.4%

Loan to value75%

Cash required: £668,950
Net cash flow: -£554/mo
Cash on cash: -1.0%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.31 - 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 10096251235Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 7950/mo (range 7000-8850)Rental economics · as of 14 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 29% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026

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 7950/mo (range 7000-8850)
Rental economics needs verification before you rely on it
sale estimate 29% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£2,529,000

Rent Estimate (pcm)£7,950

Gross Yield5.31%

1y Growth+529.1%

3y Growth-4.0%

5y Growth-2.4%

10y Growth+2.0%

Last Sold Price£402,000 (2023-05-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

2TR2 5SX

Approval Rate

100%12mo

Development

low

PA26/02981
Non material amendment in relation to decision notice PA25/02902 dated 14/08/2025 to allow the repositioning of the approved dwelling by approximately 850mm in a westerly direction; and minor amendments to fenestration within the link element and boot room/WC areas
Approved
PA25/08950
Submission of details to discharge Condition 4 - Landscaping in respect of Decision Notice PA25/02902 dated 14.08.2025.
Conditions
PA22/07364
Application for a Lawful Development Certificate for an existing use for conversion and change of use of traditional stone barn into two residential units of C3 Use Class
Approved

View Planning Timeline

Ownership

Corporate Ownership76.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-05-10
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 Density-

Owner Occupied69%

Age Distribution

0-15 11%16-64 56%65+ 33%

View Area Profile

Schools Nearby

The Roseland Academy
1.7 mi
Outstanding
Tregony Community Primary School
1.7 mi
Inspected as Tregony Community Primary School (URN 111874) on 4 Nov 2014
Veryan CofE School
2.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Grampound-With-Creed CofE Primary School
3.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Skiber Tippetts
-
£412k
-
The Hide
-
£402k
-
The Hide
-
£402k
-
Tippetts Shop
-
£345k
-

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