# 117 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EY

## Property details

- Slug: `1a40331` (address key hash: `1a40331fe44eda4963a747d535459c61d1cde589`)
- Postcode: PL25 3EY
- Transactions on record: 3

- Tenure: Freehold
- Property type: Flat
- Last sold: £117,500 Sep 2017
- Local average: £186,958 (12 sales)
- Street crime: 98 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £117,500
- Date: 2017-09-29
- Type: F
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2017-09-29 | £117,500 | Flat | +0.9% | £129,578 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/5cf9903c-d507-7f13-e053-6c04a8c074b1) |
| Sold | 2015-05-01 | £116,500 | Flat | -9% | £140,220 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/64fa6bb8-51a9-42ac-9c16-df03386083af) |
| Sold | 2015-04-24 | £128,000 | Other | — | £178,735 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/21e5feb7-9059-2439-e050-a8c06205342e) |

*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 |
|---------|-------|------|------|
| 117 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EY | £117,500 | 29/09/2017 | Flat |
| 117 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EY | £116,500 | 01/05/2015 | Flat |
| 117 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EY | £128,000 | 24/04/2015 | Other |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 128 PHERNYSSICK ROAD, ST AUSTELL, CORNWALL, PL25 3UA | £72,000 | 29/07/2022 | Flat |
| 186 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EZ | £200,000 | 25/02/2022 | Flat |
| 136 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EZ | £170,000 | 07/01/2022 | Flat |
| 100 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EZ | £88,000 | 13/08/2021 | Flat |
| 106 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EZ | £36,000 | 16/07/2021 | Flat |
| 36 LANDREW ROAD, ST AUSTELL, CORNWALL, PL25 3UQ | £114,000 | 01/07/2021 | Flat |
| 108 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EZ | £90,000 | 24/06/2021 | Flat |

**Area average:** £110,000 (7 sales)

## Capital growth trend

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

- **5y growth:** 38.8%
- **10y growth:** 142.8%

## House Price Index (HM Land Registry)

*Official index for Cornwall; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -7%
- **5y growth (index):** -2.2%
- **10y growth (index):** 17.9%

## Rental Range

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

- **Low:** £902/mo
- **Realistic:** £1,002/mo
- **Optimistic:** £1,102/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Trevithick Road, PL25 | £675/mo | 1 | 1.11 miles | OpenRent |

**Average rent: £675/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £84,375
- **Target investor price (1%):** £67,500

*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 £675/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.5×
- **Monthly cashflow:** £120/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.2%

*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).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 47 |
| Criminal damage and arson | 18 |
| Other theft | 7 |
| Anti-social behaviour | 5 |
| Public order | 4 |
| Burglary | 3 |
| Drugs | 3 |
| Vehicle crime | 3 |
| Other crime | 2 |
| Robbery | 2 |
| Shoplifting | 2 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| **Total incidents** | **98** |

*Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Carclaze Community Primary School | Primary | 0.3 miles | Good — 13 Jan 2022 |
| Bishop Bronescombe CofE School | Primary | 0.5 miles | Good — 27 Sep 2022 |
| Sandy Hill Academy | Primary | 0.6 miles | Outstanding — 23 Mar 2017 |
| Cornwall College | Other | 0.8 miles | — (No rating) |
| Poltair School | Secondary | 0.9 miles | Good — 24 Apr 2024 |