Flats/Maisonettes 3 sales on record

117 LARCOMBE ROAD

ST AUSTELL, CORNWALL, PL25 3EY

£117,500

Location

Map view View on Google Maps View on OpenStreetMap Street View PL25 3EY

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Roslyn Close	0.1 miles
Shop	Spar	0.5 miles
Train station	St Austell	1.2 miles
Hospital	St Austell Community Hospital	1.7 miles

Property details

Tenure

Freehold

Property type

Flat

Floor area

65 m²

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£117,500 Sep 2017

Price per m²

£1,808/m²

Local average

£186,958 (12 sales)

Street crime

98 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 23/04/2024

Expiry date: 22/04/2034

Current heating cost: £449/year

Potential heating cost: £449/year

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	29/09/2017	£117,500	Flat	+0.9%	£129,578 to March 2026	View transaction
Sold	01/05/2015	£116,500	Flat	-9%	£140,220 to March 2026	View transaction
Sold	24/04/2015	£128,000	Other	—	£178,735 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

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)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth 38.8%

House Price Index (HM Land Registry — official index, not sold-price averages): Cornwall. Series: Flats and maisonettes. As of March 2026.

1y (index) -7%

5y (index) -2.2%

10y (index) 17.9%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: DEVORAN PROPERTY MANAGEMENT LIMITED (6947642)

Rental Range

Estimated market rent for Cornwall. Low = conservative, Realistic = average, Optimistic = best case.

Low £902/mo

Realistic £1,002/mo

Optimistic £1,102/mo

Based on Local Authority from postcode lookup → Cornwall.

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)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.57%

Max investor price (0.8%) £84,375

Target investor price (1%) £67,500

Gross yield 6.9%

Cost-to-rent ratio 14.5×

Monthly cashflow £120/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.2%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Not in Flood Risk Area (no data)

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. Data from Get Information about Schools and Ofsted.

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

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 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
- Floor area: 65 m²
- EPC rating: C
- Year built: England and Wales: 2003-2006
- Last sold: £117,500 Sep 2017
- Price per m²: £1,808/m²
- 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

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 22/04/2034
- **Current heating cost:** £449/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2123-2311-5193-1629-0283)

## 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%

## 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 |