# BARKLA FARM THE GRANARY, BARKLA SHOP, ST AGNES, CORNWALL, TR5 0XN

## Property details

- Slug: `21909ec` (address key hash: `21909ec456c8240fc85fbfeea7f209d898d89f5c`)
- Postcode: TR5 0XN
- Transactions on record: 1

- Tenure: Freehold
- Property type: Other
- Floor area: 119 m²
- EPC rating: E
- Year built: England and Wales: before 1900
- Last sold: £525,000 Jan 2026
- Price per m²: £4,412/m²
- Local average: £1,005,500 (2 sales)
- Street crime: 3 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £525,000
- Date: 2026-01-16
- Type: O
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** A
- **Current heating cost:** £1,289/year
- **Est. upgrade cost to C:** £49,775

### Recommendations
- A2 (£850 - £1,500)
- A3 (£1,500 - £2,700)
- B (£500 - £1,500)
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)
- V2 (£15,000 - £25,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0118-4041-6277-4778-6920)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-16 | £525,000 | Other | — | £523,299 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-c01e-591c-e063-4704a8c00c31) |

*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 |
|---------|-------|------|------|
| BARKLA FARM THE GRANARY, BARKLA SHOP, ST AGNES, CORNWALL, TR5 0XN | £525,000 | 16/01/2026 | 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 |
|---------|-------|------|------|
| THE GRANGE, BARKLA SHOP, ST AGNES, CORNWALL, TR5 0AB | £625,000 | 28/02/2022 | Other |

**Area average:** £625,000 (1 sale)

## Capital growth trend

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

- **5y growth:** 720.8%

## House Price Index (HM Land Registry)

*Official index for Cornwall; All dwelling types series; as of March 2026.*

- **1y growth (index):** -2.4%
- **5y growth (index):** 9.1%
- **10y growth (index):** 33.8%

## 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 |
|------|------|------|------|------|
| 4 Bed Detached House, Park Kres, TR5 | £2,200/mo | 4 | 1.12 miles | OpenRent |

**Average rent: £2,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £275,000
- **Target investor price (1%):** £220,000

*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 £2,200/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 19.9×
- **Monthly cashflow:** £-113/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.9%

*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 | 2 |
| Other theft | 1 |
| **Total incidents** | **3** |

*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 |
|------|------|----------|--------|
| Mithian School | Primary | 0.3 miles | Good — 4 Sep 2014 |
| St Agnes Academy | Primary | 1.3 miles | Outstanding — 18 Jun 2024 |
| Mount Hawke Academy | Primary | 2.3 miles | — (Inspected (no overall grade)) |
| Perranporth Community Primary School | Primary | 2.4 miles | Good — 5 Jan 2012 |
| Three Bridges | Other | 2.7 miles | Good — 30 Jun 2024 |