# Plot for sale (TR17 0DG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 1, MOUNT VIEW COTTAGES, SCHOOL LANE, MARAZION, CORNWALL TR17 0DG |
| Price | Sale by Tender |
| Bedrooms | 3 |
| Construction age | England and Wales: before 1900 |
| Floor area | 49 m² |
| Last sold | £245,000 May 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** A
- **Expiry date:** 21/02/2033
- **Current heating cost:** £2,287/year
- **Est. upgrade cost to C:** £30,058

### Recommendations
- Q (£4,000 - £14,000)
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- D (£80 - £120)
- E (£35)
- L2 (£1,200 - £1,800)
- 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/7537-7222-7200-0442-4226)

## Description

For Sale by Formal Tender - Tenders to be recieved by 12 noon on Froday 9 November 2007.

A rare opportunity to acquire land with outline Planning Consent for the construction of two dwellings and the formation of three unassociated car parking spaces within the ancient town of Marazion. 

Land on corner of School Lane and Gwallon Lane,

Marazion Playing Field, Marazion,

Near Penzance TR17 0DG

SITUATION

Established by  Royal Charter, the ancient town of Marazion with local shopping facilities, eating places, public houses, primary school and health centre, is a renowned centre of tourism and a thriving all-year-round community.  Linked to the world famous St Michael's Mount by causeway and ferry, the town is also a magnet for artists, with several galleries in the centre.  Beaches are located in Marazion and also the west end of the town, going towards Long Rock. On the Penzance side of Marazion can be found Marazion Marsh, a large reed bed designated as a Site of Special Scientific Interest.  Penzance is 3 miles distant where a more comprehensive range of banks, shops, supermarkets, schools, college, health and leisure facilities is available.  From Penzance on a regular basis, there is a helicopter service to the enchanting Isles of Scilly and for those seeking a more sedate form of transport, the islands are regularly serviced by the Scillonian Ferry from Penzance harbour.  Penzance also has the benefit of a main line railway station with regular services to London Paddington.  

DESCRIPTION

Outline Planning Consent has been granted for the construction of two dwellings and the formation of three unassociated parking spaces.  Planning Consent was granted by Penwith District Council on 11 August 2006 under Application No. 05/P/1136/0 and a copy of the Decision Notice is available from the Selling Agent.  Potential purchasers should satisfy themselves in respect of all matters relating to the Planning Consent.

METHOD OF SALE

The land is offered for sale by way of Formal Tender and all tenders must be received at the office of the vendor's Solicitors (detailed below) by 12 noon on Friday 9 November 2007.  Offers are invited in excess of £200,000 for the freehold interest.

All requests for tender documents must be made to the Vendors Solicitors (detailed below).  Prospective purchasers should note that any tender accepted is a legally binding document and they should take legal advice accordingly.  It is recommended that prospective purchasers ask their Solicitors to request a Formal Tender Pack and take legal advice accordingly.  The vendors reserve the right not to accept the highest, or any tenders, submitted.

Vendor's Solicitors:		

Nalders Solicitors (For the attention of Mrs M Wright)

104 Market Jew Street

Penzance

Cornwall

TR18 2LE

Tel:  01736 364014

Fax: 01736 364054

All requests for general information should be addressed to the selling Agents.

Stratton & Holborow

Lemon Villas

Truro

TR1 2NU

Tel: 	01872 274646

Email:	residential@stratton-holborow.co.uk

SERVICES 

We are advised that mains water, electricity and drainage are available within the area generally but purchasers must rely on their own specific enquiries of the appropriate authorities as to the availability of any mains connection to the site and any costs to be incurred.

COVENANTS

The building plots may be sold subject to restrictive covenants.  Please contact the selling agents for further details.

LOCAL AUTHORITY

Penwith District Council, St Clare, Penzance, Cornwall TR18 3QW. Tel: 01736 362341

South West Water, PO Box 4, Exeter EX2 7HS.  Tel: 0800 169 1144

Cornwall County Council, County Hall, Truro, Cornwall, TR1 3AY   Tel:  01872 322000

Western Power Distribution, Lostwithiel Road, Bodmin PL31 1DE.  Tel: 0845 601 2989

British Telecom, Correspondence Centre, TVTE, Gateshead, NE11 0ZZ   Tel: 0800 800151

## Property Photos

- ![Photo](/listings/photos/17116265/596625)

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #17133283
- **Address:** 1 Mount View Cottages, School Lane, TR17 0DG
- **Certificate Issued:** 18/01/2026
- **Work Completed:** 05/01/2026
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| MOUNT VIEW COTTAGES 1 SCHOOL LANE, MARAZION, CORNWALL, TR17 0DG | £245,000 | 02/05/2023 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 1 SCHOOL LANE, MARAZION, CORNWALL, TR17 0DG | £565,000 | 14/12/2022 | Semi-detached |
| BLUE HORIZON FORE STREET, MARAZION, CORNWALL, TR17 0AW | £1,050,000 | 26/08/2022 | Other |
| [Same street] 2 SCHOOL LANE, MARAZION, CORNWALL, TR17 0DG | £330,000 | 28/07/2022 | Terraced |
| THE OLD MANSE FLAT 5 TREVENNER SQUARE, MARAZION, CORNWALL, TR17 0BJ | £455,000 | 04/07/2022 | Other |
| [Same street] 3 SCHOOL LANE, MARAZION, CORNWALL, TR17 0DG | £230,000 | 31/05/2022 | Terraced |
| [Same street] 2 SCHOOL LANE, MARAZION, CORNWALL, TR17 0DG | £200,000 | 05/01/2022 | Terraced |
| MOUNT HAVEN 5 TURNPIKE ROAD, MARAZION, CORNWALL, TR17 0DQ | £1,500,000 | 18/06/2021 | Other |

**Street average:** £331,250 (4 sales)
**Area average:** £1,001,667 (3 sales)

## Price vs local average

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

- **Local average:** £14,500 (1 Other, TR17, 2024–2026)
- **Deviation:** +1279.3%

## 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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Tregurtha Farm, TR17 | £1,250/mo | 3 | 0.6 miles | OpenRent |

**Average rent: £1,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.63% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 7.5%
- **Cost-to-rent:** 13.3×
- **Monthly cashflow:** £312/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.5%

*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:** £4,082/m²

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.4%
- **5y growth (index):** 9.1%
- **10y growth (index):** 33.8%

## 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)