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

## Property details

- Slug: `694335c` (address key hash: `694335c8f463d493006a02c69c1b10bec096758f`)
- Postcode: PL25 3EY
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Last sold: £85,500 Jun 1999
- Local average: £362,042 (42 sales)
- Street crime: 77 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £85,500
- Date: 1999-06-18
- Type: D
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 1999-06-18 | £85,500 | Detached | — | £371,175 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/4bdcdaae-9252-4ee8-9303-3ea20ec5bc4a) |

*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 |
|---------|-------|------|------|
| 15 LARCOMBE ROAD, ST. AUSTELL, RESTORMEL, CORNWALL, PL25 3EY | £85,500 | 18/06/1999 | 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 |
|---------|-------|------|------|
| 1 GROWAN ROAD, ST AUSTELL, CORNWALL, PL25 3JP | £320,000 | 06/01/2026 | Detached |
| 127 PHERNYSSICK ROAD, ST AUSTELL, CORNWALL, PL25 3UA | £377,000 | 11/07/2025 | Detached |
| 30 ROSLYN CLOSE, ST AUSTELL, CORNWALL, PL25 3UW | £265,000 | 19/12/2023 | Detached |
| 48 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EZ | £300,000 | 27/10/2023 | Detached |
| 20 GROWAN ROAD, ST AUSTELL, CORNWALL, PL25 3JP | £420,000 | 07/08/2023 | Detached |
| 18 GWEL AN MOR, ST AUSTELL, CORNWALL, PL25 3UE | £365,000 | 14/03/2023 | Detached |
| 106 CENTURY CLOSE, ST AUSTELL, CORNWALL, PL25 3UZ | £370,000 | 10/01/2023 | Detached |
| 12 GROWAN ROAD, ST AUSTELL, CORNWALL, PL25 3JP | £450,000 | 15/12/2022 | Detached |
| 12 GROWAN ROAD, ST AUSTELL, CORNWALL, PL25 3JP | £450,000 | 09/12/2022 | Detached |
| 74 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EZ | £317,000 | 29/09/2022 | Detached |
| 39 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EY | £275,000 | 29/07/2022 | Detached |
| 36 ROSLYN CLOSE, ST AUSTELL, CORNWALL, PL25 3UW | £335,000 | 06/07/2022 | Detached |
| 4 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EZ | £345,000 | 28/04/2022 | Detached |
| 76A HALLANE ROAD, ST AUSTELL, CORNWALL, PL25 3EL | £265,000 | 14/04/2022 | Detached |
| 84 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EZ | £290,000 | 03/03/2022 | Detached |
| 29 MORCOM CLOSE, ST AUSTELL, CORNWALL, PL25 3UG | £350,000 | 28/01/2022 | Detached |
| 103 CENTURY CLOSE, ST AUSTELL, CORNWALL, PL25 3UZ | £290,000 | 17/12/2021 | Detached |
| 30 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EZ | £307,500 | 29/10/2021 | Detached |
| 68 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EZ | £300,000 | 22/10/2021 | Detached |
| 22 GROWAN ROAD, ST AUSTELL, CORNWALL, PL25 3JP | £350,000 | 21/10/2021 | Detached |

**Area average:** £337,075 (20 sales)

## Capital growth trend

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

- **5y growth:** -1.4%
- **10y growth:** 52.2%

## House Price Index (HM Land Registry)

*Official index for Cornwall; Detached series; as of February 2026.*

- **1y growth (index):** -2.8%
- **5y growth (index):** 8.8%
- **10y growth (index):** 36.5%

## 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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Trenarren View, PL25 | £900/mo | 2 | 0.17 miles | OpenRent |

**Average rent: £900/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 1.05% (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:** 12.6%
- **Cost-to-rent:** 7.9×
- **Monthly cashflow:** £448/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 21.7%

*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 |

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #12789672
- **Address:** 15 Larcombe Road, ST. AUSTELL, PL25 3EY
- **Certificate Issued:** 12/02/2018
- **Work Completed:** 17/11/2017
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #12371287
- **Address:** 15 Larcombe Road, ST. AUSTELL, PL25 3EY
- **Certificate Issued:** 29/05/2017
- **Work Completed:** 24/02/2017
- **Items:** 1 window(s), 1 door(s)