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

## Property details

- Slug: `753b297` (address key hash: `753b2978b0e8e458000dde18f275525ea4c06421`)
- Postcode: PL25 3EY
- Transactions on record: 1

- Tenure: Freehold
- Property type: Terraced
- Last sold: £193,000 Dec 2019
- Local average: £208,692 (19 sales)
- Street crime: 98 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £193,000
- Date: 2019-12-06
- Type: T
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2019-12-06 | £193,000 | Terraced | — | £239,208 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/9b361206-0511-1904-e053-6b04a8c0eeb5) |

*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 |
|---------|-------|------|------|
| 119 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EY | £193,000 | 06/12/2019 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 58 TRENARREN VIEW, ST AUSTELL, CORNWALL, PL25 3ER | £195,000 | 29/07/2022 | Terraced |
| 104 PHERNYSSICK ROAD, ST AUSTELL, CORNWALL, PL25 3UA | £220,000 | 28/07/2022 | Terraced |
| CHI LOWARTH MORCOM CLOSE, ST AUSTELL, CORNWALL, PL25 3UG | £399,950 | 27/07/2022 | Terraced |
| 141 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EY | £267,500 | 13/07/2022 | Terraced |
| 69 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EY | £185,000 | 14/10/2021 | Terraced |
| 28 TRENARREN VIEW, ST AUSTELL, CORNWALL, PL25 3ER | £169,000 | 24/09/2021 | Terraced |
| 123 LARCOMBE ROAD, ST AUSTELL, CORNWALL, PL25 3EY | £250,000 | 17/09/2021 | Terraced |
| 35 HALLANE ROAD, ST AUSTELL, CORNWALL, PL25 3EL | £198,500 | 23/06/2021 | Terraced |

**Area average:** £235,619 (8 sales)

## Capital growth trend

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

- **5y growth:** -15.9%
- **10y growth:** 6.5%

## House Price Index (HM Land Registry)

*Official index for Cornwall; Terraced series; as of March 2026.*

- **1y growth (index):** -2.2%
- **5y growth (index):** 10.5%
- **10y growth (index):** 36.8%

## 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 |
|------|------|------|------|------|
| 1 Bed Flat, Trevithick Road, PL25 | £675/mo | 1 | 1.11 miles | OpenRent |

**Average rent: £675/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.35% (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:** 4.2%
- **Cost-to-rent:** 23.8×
- **Monthly cashflow:** £-178/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.8%

*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 |