# 55 LARCOMBE ROAD, ST. AUSTELL, RESTORMEL, CORNWALL, PL25 3EY

## Property details

- Slug: `2578405` (address key hash: `2578405df00166a74f49a9313561cd0429f8d1fc`)
- Postcode: PL25 3EY
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms (EPC estimate): 4
- Floor area: 96 m²
- EPC rating: C
- Year built: England and Wales: 1996-2002
- Last sold: £65,995 Feb 2000
- Price per m²: £687/m²
- Local average: £243,357 (27 sales)
- Street crime: 77 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £65,995
- Date: 2000-02-25
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £579/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/0196-3049-8205-4525-9204)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2000-02-25 | £65,995 | Semi-detached | — | £278,911 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/ce5cb138-b1ca-46e2-b513-36c36f2226d5) |

*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 |
|---------|-------|------|------|
| 55 LARCOMBE ROAD, ST. AUSTELL, RESTORMEL, CORNWALL, PL25 3EY | £65,995 | 25/02/2000 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 71 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EY | £187,000 | 19/03/2026 | Semi-detached |
| 20 EMLYN FIELDS, ST AUSTELL, CORNWALL, PL25 3UL | £273,000 | 08/12/2025 | Semi-detached |
| 60 HALLANE ROAD, ST AUSTELL, CORNWALL, PL25 3EL | £215,000 | 05/12/2025 | Semi-detached |
| 14 EMLYN FIELDS, ST AUSTELL, CORNWALL, PL25 3UL | £240,000 | 20/11/2025 | Semi-detached |
| 152 PHERNYSSICK ROAD, ST AUSTELL, CORNWALL, PL25 3UB | £330,000 | 13/12/2023 | Semi-detached |
| 130 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EZ | £249,000 | 06/11/2023 | Semi-detached |
| 33 POLMARTH CLOSE, ST AUSTELL, CORNWALL, PL25 3TW | £302,000 | 28/07/2023 | Semi-detached |
| 74 HALLANE ROAD, ST AUSTELL, CORNWALL, PL25 3EL | £260,000 | 03/05/2023 | Semi-detached |
| 64 TRENARREN VIEW, ST AUSTELL, CORNWALL, PL25 3ER | £198,500 | 23/11/2022 | Semi-detached |
| THE OLD ORCHARD, 2 1 LANDREW ROAD, ST AUSTELL, CORNWALL, PL25 3UQ | £292,000 | 23/11/2022 | Semi-detached |
| 39 POLMARTH CLOSE, ST AUSTELL, CORNWALL, PL25 3TW | £260,000 | 28/10/2022 | Semi-detached |
| 48 HALLANE ROAD, ST AUSTELL, CORNWALL, PL25 3EL | £242,500 | 09/09/2022 | Semi-detached |
| 6 HAZEL CLOSE, ST AUSTELL, CORNWALL, PL25 3UU | £290,000 | 26/08/2022 | Semi-detached |
| 64 HALLANE ROAD, ST AUSTELL, CORNWALL, PL25 3EL | £225,000 | 20/05/2022 | Semi-detached |
| THE OLD ORCHARD, 2 2 LANDREW ROAD, ST AUSTELL, CORNWALL, PL25 3UQ | £270,000 | 26/04/2022 | Semi-detached |
| 127 TRENARREN VIEW, ST AUSTELL, CORNWALL, PL25 3EJ | £205,000 | 11/03/2022 | Semi-detached |
| 54 HALLANE ROAD, ST AUSTELL, CORNWALL, PL25 3EL | £222,500 | 01/02/2022 | Semi-detached |
| 50 ROSLYN CLOSE, ST AUSTELL, CORNWALL, PL25 3UW | £210,000 | 17/01/2022 | Semi-detached |
| 102 TRENARREN VIEW, ST AUSTELL, CORNWALL, PL25 3ER | £235,000 | 14/01/2022 | Semi-detached |
| 9 POLMARTH CLOSE, ST AUSTELL, CORNWALL, PL25 3TW | £215,000 | 21/12/2021 | Semi-detached |

**Area average:** £246,075 (20 sales)

## Capital growth trend

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

- **5y growth:** 4.2%
- **10y growth:** 58.6%

## House Price Index (HM Land Registry)

*Official index for Cornwall; Semi-detached series; as of February 2026.*

- **1y growth (index):** -1.6%
- **5y growth (index):** 10.8%
- **10y growth (index):** 38.8%

## 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 in the area (all bedroom counts shown — none matched the 4-bedroom EPC estimate). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Trenarren View, PL25 | £900/mo | 2 | 0.17 miles | OpenRent |

**Average rent: £900/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.36% (strong)
- **Max investor price (0.8%):** £112,500
- **Target investor price (1%):** £90,000

*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 £900/mo).*

- **Gross yield:** 16.4%
- **Cost-to-rent:** 6.1×
- **Monthly cashflow:** £525/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 32.9%

*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 | 37 |
| Criminal damage and arson | 13 |
| Anti-social behaviour | 6 |
| Other theft | 5 |
| Public order | 4 |
| Burglary | 3 |
| Drugs | 2 |
| Other crime | 2 |
| Shoplifting | 2 |
| Vehicle crime | 2 |
| Robbery | 1 |
| **Total incidents** | **77** |

*Within 1 mile during Mar 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 |