# 2 BORLASE CRESCENT, ST AUSTELL, CORNWALL, PL25 4RF

## Property details

- Slug: `b2963df` (address key hash: `b2963dfb94bcb4838f6cf5980b6a8667d3870569`)
- Postcode: PL25 4RF
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 83 m²
- EPC rating: C
- Year built: England and Wales: 2012 onwards
- Last sold: £166,400 Mar 2026
- Price per m²: £2,005/m²
- Local average: £358,309 (49 sales)
- Street crime: 167 incidents within 1 mile (May 2026)

## Latest sale

- Price: £166,400
- Date: 2026-03-24
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 01/02/2036
- **Current heating cost:** £445/year
- **Est. upgrade cost to C:** £9,000

### Recommendations
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1136-5722-6500-0142-8206)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-24 | £166,400 | Detached | +56.2% | £167,121 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b83-d09d-b8d0-e063-4704a8c08d98) |
| Sold | 2016-09-29 | £106,500 | Detached | — | £146,695 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/49b78529-c911-7921-e050-a8c063056e8d) |

*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 |
|---------|-------|------|------|
| 2 BORLASE CRESCENT, ST AUSTELL, CORNWALL, PL25 4RF | £166,400 | 24/03/2026 | Detached |
| 2 BORLASE CRESCENT, ST AUSTELL, CORNWALL, PL25 4RF | £106,500 | 29/09/2016 | Detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167374760](http://87.117.209.195:8080/listings/0dd1384)

| Event | Date | Price |
|-------|------|-------|
| listed | 2025-09-24 | £166,400 |
| sold | 2016-01-01 | £106,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 152 PORTHPEAN ROAD, ST AUSTELL, CORNWALL, PL25 4PN | £285,000 | 05/05/2023 | Detached |
| 22 BORLASE CRESCENT, ST AUSTELL, CORNWALL, PL25 4RF | £360,000 | 05/04/2023 | Detached |
| 1 AGLETS WAY, ST AUSTELL, CORNWALL, PL25 4GA | £385,000 | 21/11/2022 | Detached |
| 8 FURZE VALE, ST AUSTELL, CORNWALL, PL25 4GB | £425,000 | 21/10/2022 | Detached |
| 110 PORTHPEAN ROAD, ST AUSTELL, CORNWALL, PL25 4PN | £415,000 | 29/09/2022 | Detached |
| 44 PELLYMOUNTER ROAD, ST AUSTELL, CORNWALL, PL25 4PX | £410,000 | 01/07/2022 | Detached |
| 13 CODLING CLOSE, ST AUSTELL, CORNWALL, PL25 4PY | £286,000 | 29/09/2021 | Detached |
| 38 PELLYMOUNTER ROAD, ST AUSTELL, CORNWALL, PL25 4PX | £325,000 | 16/08/2021 | Detached |
| 8 FURZE VALE, ST AUSTELL, CORNWALL, PL25 4GB | £349,950 | 04/08/2021 | Detached |

**Area average:** £360,106 (9 sales)

## Capital growth trend

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

- **5y growth:** -14.5%
- **10y growth:** 23.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.9%
- **5y growth (index):** 10.6%
- **10y growth (index):** 36.3%

## Rental Range

*ONS Price Index of Private Rents (Cornwall). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £903/mo
- **Realistic:** £1,003/mo
- **Optimistic:** £1,103/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Detached House, Mayfield Close, PL25 | £1,200/mo | 3 | 0.71 miles | OpenRent |

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

## 1% Rule

- **Rent ratio:** 0.72% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 8.7%
- **Cost-to-rent:** 11.6×
- **Monthly cashflow:** £400/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.9%

*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:** Job (default Low)

[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 | 77 |
| Anti-social behaviour | 26 |
| Criminal damage and arson | 18 |
| Shoplifting | 12 |
| Other theft | 8 |
| Public order | 6 |
| Other crime | 5 |
| Burglary | 4 |
| Drugs | 4 |
| Possession of weapons | 4 |
| Robbery | 2 |
| Theft from the person | 1 |
| **Total incidents** | **167** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Mount Charles School | Primary | 0.3 miles | Good — 24 Nov 2011 |
| Penrice Academy | Secondary | 0.4 miles | Outstanding — 2 Apr 2014 |
| Restormel  Academy | Other | 0.5 miles | Good — 6 Feb 2013 |
| Sandy Hill Academy | Primary | 0.7 miles | Outstanding — 23 Mar 2017 |
| Poltair School | Secondary | 0.9 miles | Good — 24 Apr 2024 |