9 The Beaches, St. Merryn, Padstow, PL28 8GT

UPRN:10096253161Detached House5 bedsBuilt -

FreeholdCouncil Tax: Band FEPC: -

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

9 The Beaches, St. Merryn, Padstow, PL28 8GT

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

13 of 21 sources

Sale Estimate

£908,000

£818k - £999kMedium

Estimate

£908k

Range

£818k – £999k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

2.60%

Verdict

Derived from HomePortfolio scores

9 The Beaches earns an INVESTIGATE rating with HP Score 75/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. 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 SourcesPortal 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)ONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

60/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

No data

Transit & Bike

No data

Opportunity

Not scored as an opportunity

We will not put a number on this one.

new-build plot advert 32% above the estimate on its UPRN - the estimate describes another home on the development, not this plot

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£1,200,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,250-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: -£2,250/mo
Cash on cash: -6.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.64 - 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£908,000

Rent Estimate (pcm)£2,600

Gross Yield2.60%

1y Growth-

3y Growth-12.2%

5y Growth+1.4%

10y Growth+4.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningSignificant
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0PL28 8GT

Approval Rate

-12mo

Development

low

PA26/06914
Continued use of land for siting further 20 no static holiday caravans previously sited without permission with removal of Condition 2 of Decision Notice E1/93/2101 dated 09.09.1994
Pending
PA26/05989
existing use of land as a private domestic residential garden
Approved
PA26/05500
Outline application with some matters reserved (appearance and landscaping) for the construction of a dwelling.
Pending

View Planning Timeline

Ownership

Corporate Ownership64.2%
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 Density99 /km²

Owner Occupied66%

Age Distribution

0-15 17%16-64 55%65+ 28%

View Area Profile

Schools Nearby

St Merryn School
0.2 mi
Good
Padstow School
2.2 mi
Good
Trevisker Primary School
3.3 mi
Inspected as Trevisker Community Primary School (URN 111923) on 18 Apr 2013
St Issey Church of England Primary School
3.4 mi
Good

1 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 The Beaches
-
£475k
-

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