Detached

3 LARCOMBE ROAD

ST. AUSTELL, RESTORMEL, CORNWALL, PL25 3EY

£82,950

Location

Map view View on Google Maps View on OpenStreetMap Street View PL25 3EY

Nearby

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

Type	Name	Distance
Bus stop	Roslyn Close	0.1 miles
Shop	Spar	0.5 miles
Train station	St Austell	1.2 miles
Hospital	St Austell Community Hospital	1.7 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms (EPC estimate)

Floor area

66 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£82,950 Mar 1999

Price per m²

£1,257/m²

Local average

£362,042 (42 sales)

Street crime

77 incidents within 1 mile (Mar 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 25/09/2024

Current heating cost: £549/year

Potential heating cost: £549/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	26/03/1999	£82,950	Detached	—	£365,299 to February 2026	View transaction

Historic listings

Checking public listings for past sale and let events matched to this address. Refresh in a few minutes.

Sold comparables

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

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)

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 -1.4%

10y growth 52.2%

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

1y (index) -2.8%

5y (index) 8.8%

10y (index) 36.5%

Rental Range

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

Low £902/mo

Realistic £1,002/mo

Optimistic £1,102/mo

Based on Local Authority from postcode lookup → Cornwall.

Rental Comparables

Residential lets from OpenRent and Rightmove for the area, preferring 2-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. 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
2 Bed Detached House, Brockstone Road, PL25	£1,150/mo	2	0.46 miles	OpenRent
2 Bed Semi-Detached House, Penrice Parc, PL25	£850/mo	2	0.93 miles	OpenRent

Average rent: £967/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.08%

Max investor price (0.8%) £112,500

Target investor price (1%) £90,000

Gross yield 13%

Cost-to-rent ratio 7.7×

Monthly cashflow £458/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 22.9%

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

Not in Flood Risk Area (no data)

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. Data from Get Information about Schools and Ofsted.

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

Checking FENSA certificates for this address. Refresh in a few minutes.

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

## Property details

- Slug: `f2d557b` (address key hash: `f2d557ba034c092678a1105e7a98ac68320054cc`)
- Postcode: PL25 3EY
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms (EPC estimate): 2
- Floor area: 66 m²
- EPC rating: C
- Year built: England and Wales: 1996-2002
- Last sold: £82,950 Mar 1999
- Price per m²: £1,257/m²
- Local average: £362,042 (42 sales)
- Street crime: 77 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £82,950
- Date: 1999-03-26
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £549/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9834-7421-8400-0715-2226)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 1999-03-26 | £82,950 | Detached | — | £365,299 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/7bf7a9d7-8b4d-4556-b7ad-f3def7f4e86d) |

*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 |
|---------|-------|------|------|
| 3 LARCOMBE ROAD, ST. AUSTELL, RESTORMEL, CORNWALL, PL25 3EY | £82,950 | 26/03/1999 | 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, preferring 2-bedroom lets (EPC estimate for this property). Listings without a bedroom count may still appear — check the Beds column. 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 |
| 2 Bed Detached House, Brockstone Road, PL25 | £1,150/mo | 2 | 0.46 miles | OpenRent |
| 2 Bed Semi-Detached House, Penrice Parc, PL25 | £850/mo | 2 | 0.93 miles | OpenRent |

**Average rent: £967/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 1.08% (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:** 13%
- **Cost-to-rent:** 7.7×
- **Monthly cashflow:** £458/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 22.9%

*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:** 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 |