# Farm land for sale (PL14 4LD)

## Property Details

| Key | Value |
|-----|-------|
| Address | LOOE MILLS COTTAGE, LISKEARD, LOOE MILLS, CORNWALL PL14 4LD |
| Price | £25,000 |
| Last sold | £425,000 Jun 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** D
- **Expiry date:** 17/07/2033
- **Current heating cost:** £2,776/year
- **Est. upgrade cost to C:** £29,575

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0070-2298-7330-2697-2041)

## Description

A rare opportunity to acquire a charming parcel of woodland bordering the East Looe River. Auction Guide: £25,000, For Sale by Online Auction, Approximately 0.93 acres, Mixed woodland and open amenity space, Frontage onto the scenic East Looe River, Attractive wildlife pond, Ideal for leisure, conservation or nature enjoyment. Freehold.

**Method Of Sale** - The property will be offered for sale by Online Traditional Auction (unless sold prior.) The Auction end date is Thursday 3rd July 2025 at 5:00pm. The vendor reserves the right to withdraw or alter the property for sale prior to the Auction end date. The property can be accessed via our website stags.co.uk on the Auctions page.

**Situation** - Tucked away in a quiet rural valley, the land is positioned just a short distance from the historic market town of Liskeard, which offers a comprehensive range of facilities including shops, schools, healthcare and a mainline railway station providing direct access to Plymouth and beyond via the A38 corridor.

Access to the land is via a byway that runs alongside the eastern boundary, linking to parish roads at either end and offering ease of approach while maintaining a sense of seclusion.

**Description** - Extending to around 0.93 acres, this peaceful piece of land combines established woodland, cleared open spaces and a wildlife pond. The site offers an ideal haven for a variety of flora and fauna and presents a wonderful opportunity for those seeking a peaceful natural retreat.

The land enjoys direct frontage onto the East Looe River, where access to the water can be gained. Whether for quiet enjoyment, conservation pursuits or amenity use, this unique parcel offers versatility in an beautiful setting.

**Services** - We are not aware of any services being available on the land. Purchasers must satisfy themselves on this point. Broadband availability: Standard ADSL, Mobile Signal Coverage: Voice and Data limited availability (Ofcom). Please note the agents have not inspected or tested these services.

Flood Risk: High Risk

**Directions** - What3words.com: ///innocence.genius.musical

**Viewings** - Strictly by prior appointment with the vendors' appointed agents, Stags.

**Proof Of Identity** - Under the Money Laundering Regulations 2017 it is a requirement for Estate Agents to perform due diligence checks on any person that intends to bid at auction. There will be a requirement for all bidders to register via the online sales site and complete the ID checks. There is no charge for registration.

**Buyers & Administration Fees** - The successful purchaser(s) will be liable to pay the sum of £5,000. From this a buyer's fee of £2,400 inc. VAT is retained by Stags/Bamboo Auctions as a contribution towards the online platform costs, and £2,600 is payable towards the purchase price. An additional administration fee of £1,200 inc VAT will be payable by the successful purchaser immediately after the auction.

**Deposit Payment** - The Seller and Buyer agree that the winning Bidder may transfer the remainder of the 10% deposit (less the amounts paid online) within 48 hours of the end of this online auction. Clauses 6.1, 6.2 and 7.1 of the Holding Deposit Agreement shall be read as amended to reflect this accordingly. The remainder of the 10% deposit payment is handled by the buyer’s solicitors and must be in their client account 48 hours post exchange. It is essential that you instruct your solicitor in advance of the auction.'

**Legal Pack** - Copies of the legal pack and special conditions of sale are available online to be downloaded, via the tab on the online auction property listing page. Prospective purchasers will need to register with the Bamboo online platform in order to download the legal pack. It is the purchaser’s responsibility to make all necessary enquiries prior to the auction. Prospective purchasers are strongly advised to inspect the legal documentation, this will/may contain material information regarding the property, and to consult legal advice prior to bidding.

**Solicitor Acting** - FAO: George Beckett at Thompson & Jackson, Hyder House, 680 Budshead Road, Plymouth, PL6 5XR. Tel:  .

**Completion Date** - The completion date will be 20 BUSINESS DAYS from the date of the auction or earlier by agreement as dictated by the solicitor and included in the legal pack.

**Definition Of Auction And Reserve** - Guide price(s) are an indication of the seller's expectation. Reserve price(s) are a figure below which the auctioneer cannot sell the lot at auction. We expect the reserve will be set within the guide range or no more than 10% above a single figure guide. Guide prices may change at any time prior to the auction.

**Special Conditions Of Sale** - Particulars, remarks and stipulations contained herein shall be deemed to form part of the special conditions of sale/auction information pack and in case of any inconsistencies the provision of the latter shall prevail. Special conditions of sale/auction information pack is available online. It is assumed that the Purchaser will have made all necessary enquiries prior to the auction.

## Property Photos

- ![Photo](/listings/photos/160633886/1230142)
- ![Photo](/listings/photos/160633886/1230143)
- ![Photo](/listings/photos/160633886/1230144)
- ![Photo](/listings/photos/160633886/1230145)
- ![Photo](/listings/photos/160633886/1230146)
- ![Photo](/listings/photos/160633886/1230147)

## Floorplans

- ![Land Plan](/listings/photos/160633886/1230148) - Land Plan
- ![Land Plan](/listings/photos/160633886/1230149) - Land Plan

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| LOOE MILLS COTTAGE, LOOE MILLS, LISKEARD, CORNWALL, PL14 4LD | £425,000 | 14/06/2024 | 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 |
|---------|-------|------|------|
| LISKEARD OFFICE DEAN STREET, LISKEARD, CORNWALL, PL14 4AE | £316,000 | 27/11/2025 | Other |
| 7 MANLEY TERRACE, LISKEARD, CORNWALL, PL14 4DW | £425,000 | 08/07/2025 | Other |
| MANSELL COURT 1 VARLEY LANE, LISKEARD, CORNWALL, PL14 4AP | £175,000 | 19/04/2024 | Other |
| LOWER TOWN FARM, TREWIDLAND, LISKEARD, CORNWALL, PL14 4ST | £825,000 | 24/11/2023 | Other |
| LOWER PENHALE, ST KEYNE, LISKEARD, CORNWALL, PL14 4QW | £995,000 | 10/11/2023 | Other |
| TREHAWKE HOUSE DEAN STREET, LISKEARD, CORNWALL, PL14 4AG | £210,000 | 07/11/2023 | Other |
| AMBLEWAY LIMES LANE, LISKEARD, CORNWALL, PL14 4HP | £130,000 | 18/10/2023 | Other |
| UNIT ZERO HEATHLANDS INDUSTRIAL ESTATE, LISKEARD, CORNWALL, PL14 4DH | £200,000 | 23/12/2022 | Other |
| HERODSHEAD FARM, HERODSFOOT, LISKEARD, CORNWALL, PL14 4QY | £2,750,000 | 16/11/2022 | Other |
| VENOON HOUSE, EAST TAPHOUSE, LISKEARD, CORNWALL, PL14 4NH | £1,125,000 | 19/10/2022 | Other |
| MORCOM COURT WINDSOR PLACE, LISKEARD, CORNWALL, PL14 4BH | £70,000 | 12/10/2022 | Other |
| WEST TREVILLIES FARM, ST KEYNE, LISKEARD, CORNWALL, PL14 4QW | £967,000 | 27/09/2022 | Other |
| TALO, ST KEYNE, LISKEARD, CORNWALL, PL14 4RJ | £240,000 | 26/09/2022 | Other |
| THE ALBION, 4 DEAN STREET, LISKEARD, CORNWALL, PL14 4AA | £215,350 | 04/07/2022 | Other |
| 2 MARTHUS COURT, LISKEARD, CORNWALL, PL14 4EY | £65,000 | 20/06/2022 | Other |
| THISTLE LODGE, ST KEYNE, LISKEARD, CORNWALL, PL14 4QS | £200,000 | 12/05/2022 | Other |
| MEADOWBANK, TREDINNICK, LISKEARD, CORNWALL, PL14 4PJ | £450,000 | 04/04/2022 | Other |
| MILLERS LODGE, ST KEYNE, LISKEARD, CORNWALL, PL14 4SH | £197,750 | 31/03/2022 | Other |
| DEROWEN, ST KEYNE, LISKEARD, CORNWALL, PL14 4QP | £360,000 | 10/02/2022 | Other |
| WHEELWRIGHTS, DULOE, LISKEARD, CORNWALL, PL14 4PL | £150,000 | 21/01/2022 | Other |

**Area average:** £503,305 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £328,214 (7 Other, PL14, 2024–2026)
- **Deviation:** -92.4%

## 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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Bungalow, Western Avenue, PL14 | £1,200/mo | 3 | 0.76 miles | OpenRent |
| 1 Bed Flat, Karrow Garth, PL14 | £650/mo | 1 | 1.34 miles | OpenRent |
| 1 Bed Flat, Karrow Garth, PL14 | £650/mo | 1 | 1.34 miles | OpenRent |
| 2 Bed Semi-Detached House, Karow Garth, PL14 | £835/mo | 2 | 1.34 miles | OpenRent |

**Average rent: £834/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 2.97% (strong)
- **Max investor price (0.8%):** £92,875
- **Target investor price (1%):** £74,300

*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 £743/mo).*

- **Gross yield:** 35.7%
- **Cost-to-rent:** 2.8×
- **Monthly cashflow:** £545/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 90.2%

*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).*

## Price per Square Metre

- **£/m²:** £154/m²

## Capital growth trend

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

- **5y growth:** 6%
- **10y growth:** 277.1%

## House Price Index (HM Land Registry)

*Official index for Cornwall; All dwelling types series; as of April 2026.*

- **1y growth (index):** 2.4%
- **5y growth (index):** 9.6%
- **10y growth (index):** 35.2%

## 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)