Detached 3 sales on record

32 TANWOOD VIEW

BODMIN, CORNWALL, PL31 2PN

£250,000

Location

Map view View on Google Maps View on OpenStreetMap Street View PL31 2PN

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Berrycombe Hill	0.1 miles
Shop	Unknown	0.2 miles
Hospital	Bodmin Hospital	0.6 miles
Train station	Bodmin General	0.8 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

63 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£250,000 Mar 2026

Price per m²

£3,968/m²

Local average

£353,706 (17 sales)

Street crime

165 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

This certificate expired on 07/08/2023. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 08/08/2013

Expiry date: 07/08/2023 (expired)

Current heating cost: £574/year

Potential heating cost: £359/year

Est. upgrade cost to C: £26,390

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Cavity wall insulation (£500 - £1,500)
Floor insulation (£800 - £1,200)
Low energy lighting for all fixed outlets (£15)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)
Wind turbine (£1,500 - £4,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	12/03/2026	£250,000	Detached	+8.7%	£251,083 to April 2026	View transaction
Sold	26/02/2021	£230,000	Detached	+27.8%	£253,219 to April 2026	View transaction
Sold	29/07/2016	£179,950	Detached	—	£252,366 to April 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£250,000
sold	01/01/2021	£230,000
listed	10/08/2020	£230,000
sold	01/01/2016	£179,950

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
32 SCARLETTS WELL PARK, BODMIN, CORNWALL, PL31 2RF	£450,000	28/07/2025	Detached
7 TANWOOD VIEW, BODMIN, CORNWALL, PL31 2PN	£308,000	20/10/2023	Detached
14 BERRYCOOMBE HILL, BODMIN, CORNWALL, PL31 2PW	£300,000	03/08/2023	Detached
22 SCARLETTS WELL PARK, BODMIN, CORNWALL, PL31 2RF	£515,000	11/05/2023	Detached
ROSEVALLON LANE TIGHSONA TOWN END, BODMIN, CORNWALL, PL31 1LN	£275,000	21/09/2022	Detached
24 SCARLETTS WELL PARK, BODMIN, CORNWALL, PL31 2RF	£477,500	25/08/2022	Detached
53 TANWOOD VIEW, BODMIN, CORNWALL, PL31 2PN	£325,000	03/08/2022	Detached
2 SANDRA WAY, BODMIN, CORNWALL, PL31 2PP	£235,000	29/04/2022	Detached
1 MARGARET CRESCENT, BODMIN, CORNWALL, PL31 1JH	£218,000	29/04/2022	Detached
51 TANWOOD VIEW, BODMIN, CORNWALL, PL31 2PN	£325,000	06/04/2022	Detached
30 ALEXANDRA ROAD, BODMIN, CORNWALL, PL31 2PS	£255,000	21/12/2021	Detached
127 HILLSIDE PARK, BODMIN, CORNWALL, PL31 2NQ	£165,000	02/12/2021	Detached
20 BARN LANE, BODMIN, CORNWALL, PL31 1LW	£370,000	16/08/2021	Detached

Area average: £324,500 (13 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

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

5y growth -4.7%

10y growth 41%

House Price Index (HM Land Registry — official index, not sold-price averages): Cornwall. Series: Detached. As of April 2026.

1y (index) 2.9%

5y (index) 10.6%

10y (index) 36.3%

Rental Range

Estimated market rent for Cornwall. Low = conservative, Realistic = average, Optimistic = best case.

Low £903/mo

Realistic £1,003/mo

Optimistic £1,103/mo

Based on Local Authority from postcode lookup → Cornwall.

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
2 Bed Terraced House, Armchair Corner, PL31	£850/mo	2	0.19 miles	OpenRent
2 Bed Flat, Convent Of Mercy, PL31	£900/mo	2	0.34 miles	OpenRent
2 Bed Flat, Greenvalley Road, PL31	£800/mo	2	0.7 miles	OpenRent

Average rent: £850/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.34%

Max investor price (0.8%) £106,250

Target investor price (1%) £85,000

Gross yield 4.1%

Cost-to-rent ratio 24.5×

Monthly cashflow £-245/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -4%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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

Job (default Low)

Street-level crime

Category	Count
Violence and sexual offences	77
Anti-social behaviour	26
Criminal damage and arson	18
Public order	15
Shoplifting	8
Other theft	6
Vehicle crime	4
Other crime	3
Bicycle theft	2
Burglary	2
Drugs	2
Possession of weapons	1
Theft from the person	1
Total incidents	165

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Berrycoombe School	Primary	0.1 miles	Good — 20 Oct 2022
St Mary's Catholic Primary School, Bodmin	Primary	0.2 miles	Good — 15 Jul 2019
North Cornwall Alternative Provision Academy	Other	0.2 miles	Good — 22 May 2015
Beacon Academy	Primary	0.4 miles	Good — 9 Jun 2019
St Petroc's Church of England Voluntary Aided Primary School	Primary	0.9 miles	Requires improvement — 1 Feb 2023

FENSA

No FENSA certificates found for this address.

# 32 TANWOOD VIEW, BODMIN, CORNWALL, PL31 2PN

## Property details

- Slug: `d75e7ee` (address key hash: `d75e7eed42234c2f05d71570048259a6c381158f`)
- Postcode: PL31 2PN
- Transactions on record: 3

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 63 m²
- EPC rating: D
- Year built: England and Wales: 1967-1975
- Last sold: £250,000 Mar 2026
- Price per m²: £3,968/m²
- Local average: £353,706 (17 sales)
- Street crime: 165 incidents within 1 mile (May 2026)

## Latest sale

- Price: £250,000
- Date: 2026-03-12
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 07/08/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £574/year
- **Est. upgrade cost to C:** £26,390

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- W (£800 - £1,200)
- E (£15)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£9,000 - £14,000)
- V (£1,500 - £4,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0406-2898-7980-9307-4505)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-12 | £250,000 | Detached | +8.7% | £251,083 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-f133-8922-e063-4804a8c094d0) |
| Sold | 2021-02-26 | £230,000 | Detached | +27.8% | £253,219 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/c3c3f9b5-7be2-362b-e053-6b04a8c03acc) |
| Sold | 2016-07-29 | £179,950 | Detached | — | £252,366 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/3b7e0b8f-9981-ea99-e050-a8c062057e77) |

*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 |
|---------|-------|------|------|
| 32 TANWOOD VIEW, BODMIN, CORNWALL, PL31 2PN | £250,000 | 12/03/2026 | Detached |
| 32 TANWOOD VIEW, BODMIN, CORNWALL, PL31 2PN | £230,000 | 26/02/2021 | Detached |
| 32 TANWOOD VIEW, BODMIN, CORNWALL, PL31 2PN | £179,950 | 29/07/2016 | Detached |

## Historic listings

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

- Matched listing: [95902439](http://87.117.209.195:8080/listings/2490661)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £250,000 |
| sold | 2021-01-01 | £230,000 |
| listed | 2020-08-10 | £230,000 |
| sold | 2016-01-01 | £179,950 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 32 SCARLETTS WELL PARK, BODMIN, CORNWALL, PL31 2RF | £450,000 | 28/07/2025 | Detached |
| 7 TANWOOD VIEW, BODMIN, CORNWALL, PL31 2PN | £308,000 | 20/10/2023 | Detached |
| 14 BERRYCOOMBE HILL, BODMIN, CORNWALL, PL31 2PW | £300,000 | 03/08/2023 | Detached |
| 22 SCARLETTS WELL PARK, BODMIN, CORNWALL, PL31 2RF | £515,000 | 11/05/2023 | Detached |
| ROSEVALLON LANE TIGHSONA TOWN END, BODMIN, CORNWALL, PL31 1LN | £275,000 | 21/09/2022 | Detached |
| 24 SCARLETTS WELL PARK, BODMIN, CORNWALL, PL31 2RF | £477,500 | 25/08/2022 | Detached |
| 53 TANWOOD VIEW, BODMIN, CORNWALL, PL31 2PN | £325,000 | 03/08/2022 | Detached |
| 2 SANDRA WAY, BODMIN, CORNWALL, PL31 2PP | £235,000 | 29/04/2022 | Detached |
| 1 MARGARET CRESCENT, BODMIN, CORNWALL, PL31 1JH | £218,000 | 29/04/2022 | Detached |
| 51 TANWOOD VIEW, BODMIN, CORNWALL, PL31 2PN | £325,000 | 06/04/2022 | Detached |
| 30 ALEXANDRA ROAD, BODMIN, CORNWALL, PL31 2PS | £255,000 | 21/12/2021 | Detached |
| 127 HILLSIDE PARK, BODMIN, CORNWALL, PL31 2NQ | £165,000 | 02/12/2021 | Detached |
| 20 BARN LANE, BODMIN, CORNWALL, PL31 1LW | £370,000 | 16/08/2021 | Detached |

**Area average:** £324,500 (13 sales)

## Capital growth trend

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

- **5y growth:** -4.7%
- **10y growth:** 41%

## 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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Armchair Corner, PL31 | £850/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Flat, Convent Of Mercy, PL31 | £900/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Greenvalley Road, PL31 | £800/mo | 2 | 0.7 miles | OpenRent |

**Average rent: £850/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £106,250
- **Target investor price (1%):** £85,000

*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 £850/mo).*

- **Gross yield:** 4.1%
- **Cost-to-rent:** 24.5×
- **Monthly cashflow:** £-245/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4%

*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 |
| Public order | 15 |
| Shoplifting | 8 |
| Other theft | 6 |
| Vehicle crime | 4 |
| Other crime | 3 |
| Bicycle theft | 2 |
| Burglary | 2 |
| Drugs | 2 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| **Total incidents** | **165** |

*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 |
|------|------|----------|--------|
| Berrycoombe School | Primary | 0.1 miles | Good — 20 Oct 2022 |
| St Mary's Catholic Primary School, Bodmin | Primary | 0.2 miles | Good — 15 Jul 2019 |
| North Cornwall Alternative Provision Academy | Other | 0.2 miles | Good — 22 May 2015 |
| Beacon Academy | Primary | 0.4 miles | Good — 9 Jun 2019 |
| St Petroc's Church of England Voluntary Aided Primary School | Primary | 0.9 miles | Requires improvement — 1 Feb 2023 |