# 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- **Expiry date:** 07/08/2023 — **EXPIRED** (no longer valid for marketing or letting)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 |
| 1 MARGARET CRESCENT, BODMIN, CORNWALL, PL31 1JH | £218,000 | 29/04/2022 | Detached |
| 2 SANDRA WAY, BODMIN, CORNWALL, PL31 2PP | £235,000 | 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:** 41.7%

## 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 |

**Average rent: £850/mo (1 listing)**

## 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 |