# 1 HAWKINS LEA, CARKEEL, SALTASH, CORNWALL, PL12 6GN

## Property details

- Slug: `0c935fa` (address key hash: `0c935facbcd6718035b086585c44ddd032ae76cc`)
- Postcode: PL12 6GN
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 3
- Floor area: 75 m²
- EPC rating: B
- Last sold: £262,500 Mar 2026
- Price per m²: £3,500/m²
- Local average: £270,630 (23 sales)

## Latest sale

- Price: £262,500
- Date: 2026-03-20
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 15/02/2034
- **Current heating cost:** £303/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8400-8960-0832-4397-3243)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-20 | £262,500 | Semi-detached | +2.3% | £264,606 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-d0fe-b8d0-e063-4704a8c08d98) |
| Sold | 2024-03-21 | £256,495 | Semi-detached | — | £271,059 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/2acace8c-a848-295e-e063-4804a8c0b0eb) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 1 HAWKINS LEA, CARKEEL, SALTASH, CORNWALL, PL12 6GN | £262,500 | 20/03/2026 | Semi-detached |
| 1 HAWKINS LEA, CARKEEL, SALTASH, CORNWALL, PL12 6GN | £256,495 | 21/03/2024 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167167217](http://87.117.209.195:8080/listings/7ba0e7f)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £262,500 |
| listed | 2025-09-18 | £270,000 |
| sold | 2024-01-01 | £256,495 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 HAWKINS LEA, CARKEEL, SALTASH, CORNWALL, PL12 6GN | £265,000 | 21/12/2023 | Semi-detached |
| 13 HAWKINS LEA, CARKEEL, SALTASH, CORNWALL, PL12 6GN | £284,996 | 15/12/2023 | Semi-detached |
| 9 HAWKINS LEA, CARKEEL, SALTASH, CORNWALL, PL12 6GN | £239,995 | 14/12/2023 | Semi-detached |
| 19 HAWKINS LEA, CARKEEL, SALTASH, CORNWALL, PL12 6GN | £284,996 | 30/11/2023 | Semi-detached |
| 23 HAWKINS LEA, CARKEEL, SALTASH, CORNWALL, PL12 6GN | £234,650 | 24/11/2023 | Semi-detached |
| 21 HAWKINS LEA, CARKEEL, SALTASH, CORNWALL, PL12 6GN | £239,995 | 26/10/2023 | Semi-detached |

**Area average:** £258,272 (6 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 21%
- **10y growth:** 39%

## House Price Index (HM Land Registry)

*Official index for South West; Semi-detached series; as of June 2026.*

- **1y growth (index):** 3.3%
- **5y growth (index):** 12.8%
- **10y growth (index):** 41.4%

## Rental Range

*ONS Price Index of Private Rents (South West). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,112/mo
- **Realistic:** £1,236/mo
- **Optimistic:** £1,360/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | As seen on |
|------|------|------|------|
| 3 Bed Flat, Hatt, PL12 | £1,100/mo | 3 | OpenRent |
| 3 Bed Terraced House, Meadow Drive, PL12 | £1,100/mo | 3 | OpenRent |
| 3 Bed Semi-Detached House, Hallett Close, PL12 | £1,200/mo | 3 | OpenRent |
| 3 Bed Semi-Detached House, Hallett Close, PL12 | £1,300/mo | 3 | OpenRent |
| 3 Bed Terraced House, Rogers Drive, PL12 | £1,350/mo | 3 | OpenRent |

**Average rent: £1,210/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.46% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,200/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.2×
- **Monthly cashflow:** £21/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*