Sold STC Bungalow

LITTLE GROVE

GROVE LANE, PENZANCE, PERRAN DOWNS, CORNWALL TR20 9HN

2 beds 1 baths 678 sq ft Listed 3 Mar 2023 (-1195d)

£175,000

Guide Price

Reduced on 3 Mar 2023

Save

# 2 bedroom bungalow for sale (TR20 9HN)

## Property Details

| Key | Value |
|-----|-------|
| Address | LITTLE GROVE, GROVE LANE, PENZANCE, PERRAN DOWNS, CORNWALL TR20 9HN |
| Price | £175,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 63 m² |
| Last sold | £223,000 Apr 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Current heating cost:** £1,743/year
- **Est. upgrade cost to C:** £17,175

### Recommendations
- A2 (£850 - £1,500)
- W2 (£4,000 - £6,000)
- L2 (£1,200 - £1,800)
- 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/3207-1128-6320-0484-3292)

## Description

To be sold via auction on WEDNESDAY 22ND MARCH 2023- with Clive Emson land and property auctioneers LOT 3. For further information visit their website.

This two-bedroom Semi Detached bungalow is set in mature gardens with countryside views across open fields. This property has so much potential and is in good condition throughout but is ripe for modernising and transforming into an impressive modern home. There are two double bedrooms, and the property also benefits from a garage with utility area to the rear as well as a sunny conservatory. The property also has a lot of built in storage and off road parking.

Perran Downs is arguably one of the most popular and exclusive postcodes in West Cornwall. A short drive to the main town of Penzance whilst feeling completely rural. The nearby village of Goldsithney has a local shop, post office, hair dressers and two popular public houses. All major amenities including large stores and train station is in the town of Penzance which is under 6 miles away..

## Property Photos

- ![Picture No. 03](/listings/photos/132209138/558290) - Picture No. 03
- ![Picture No. 05](/listings/photos/132209138/558291) - Picture No. 05
- ![Picture No. 11](/listings/photos/132209138/558292) - Picture No. 11
- ![Picture No. 09](/listings/photos/132209138/558293) - Picture No. 09
- ![Picture No. 02](/listings/photos/132209138/558294) - Picture No. 02
- ![Picture No. 08](/listings/photos/132209138/558295) - Picture No. 08
- ![Picture No. 10](/listings/photos/132209138/558296) - Picture No. 10
- ![Picture No. 04](/listings/photos/132209138/558297) - Picture No. 04
- ![Picture No. 06](/listings/photos/132209138/558302) - Picture No. 06
- ![Picture No. 07](/listings/photos/132209138/558304) - Picture No. 07
- ![Picture No. 13](/listings/photos/132209138/558305) - Picture No. 13
- ![Picture No. 12](/listings/photos/132209138/558307) - Picture No. 12
- ![Picture No. 14](/listings/photos/132209138/558310) - Picture No. 14
- ![Picture No. 15](/listings/photos/132209138/558312) - Picture No. 15
- ![Picture No. 16](/listings/photos/132209138/558315) - Picture No. 16
- ![Picture No. 17](/listings/photos/132209138/558317) - Picture No. 17
- ![Picture No. 18](/listings/photos/132209138/558319) - Picture No. 18
- ![Picture No. 19](/listings/photos/132209138/558321) - Picture No. 19
- ![Picture No. 20](/listings/photos/132209138/558322) - Picture No. 20

## Floorplans

- ![Picture No. 22](/listings/photos/132209138/558324) - Picture No. 22

## EPC Graphs

- ![Picture No. 21](/listings/photos/132209138/558326) - Picture No. 21

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| LITTLE GROVE GROVE LANE, PERRAN DOWNS, PENZANCE, CORNWALL, TR20 9HN | £223,000 | 21/04/2023 | Semi-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 |
|---------|-------|------|------|
| TRE-PONS, PERRAN DOWNS, PENZANCE, CORNWALL, TR20 9HG | £260,000 | 20/07/2022 | Detached |
| [Same street] JUMBANA GROVE LANE, PERRAN DOWNS, PENZANCE, CORNWALL, TR20 9HN | £300,000 | 24/05/2022 | Detached |
| PINE TREES TRESCOWE ROAD, GOLDSITHNEY, PENZANCE, CORNWALL, TR20 9HR | £470,000 | 20/12/2021 | Detached |
| MONTERRY, PERRAN DOWNS, PENZANCE, CORNWALL, TR20 9HQ | £600,000 | 26/11/2021 | Detached |
| FIELD HOUSE RED LANE, ROSUDGEON, PENZANCE, CORNWALL, TR20 9PU | £369,000 | 29/06/2021 | Detached |
| GORSEY LEAZE, PERRAN DOWNS, PENZANCE, CORNWALL, TR20 9HJ | £620,000 | 18/06/2021 | Detached |
| LITTLE MEADOW 1 BAMPFYLDE WAY, PERRAN DOWNS, PENZANCE, CORNWALL, TR20 9JJ | £450,000 | 18/06/2021 | Detached |

**Street average:** £300,000 (1 sale)
**Area average:** £461,500 (6 sales)

## Price vs local average

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

- **Local average:** £471,906 (16 Detached, TR20, 2024–2026)
- **Deviation:** -62.9%

## 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

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £125,250
- **Target investor price (1%):** £100,200

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £2,778/m²

## Capital growth trend

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

- **5y growth:** 7.1%
- **10y growth:** 46.3%

## House Price Index (HM Land Registry)

*Official index for Cornwall; Detached series; as of March 2026.*

- **1y growth (index):** -1.9%
- **5y growth (index):** 9.9%
- **10y growth (index):** 34.6%

## 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)

Listing type

Auction

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Property details

Listing category

Auction

Tenure

FREEHOLD

Floor area

63 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£223,000 Apr 2023

Price per m²

£2,778/m²

Local average

£471,906 (-62.9%)

Deprivation

Decile 5 (14,519 of 33,755)

Street crime

15 incidents within 1 mile (Apr 2026)

Additional details

Parking: Yes
Garden: Yes

Description

To be sold via auction on WEDNESDAY 22ND MARCH 2023- with Clive Emson land and property auctioneers LOT 3. For further information visit their website.

This two-bedroom Semi Detached bungalow is set in mature gardens with countryside views across open fields. This property has so much potential and is in good condition throughout but is ripe for modernising and transforming into an impressive modern home. There are two double bedrooms, and the property also benefits from a garage with utility area to the rear as well as a sunny conservatory. The property also has a lot of built in storage and off road parking.
Perran Downs is arguably one of the most popular and exclusive postcodes in West Cornwall. A short drive to the main town of Penzance whilst feeling completely rural. The nearby village of Goldsithney has a local shop, post office, hair dressers and two popular public houses. All major amenities including large stores and train station is in the town of Penzance which is under 6 miles away..

Listed by

Penzance

Stacey Mann Estates

Reference: 132209138

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 14/08/2023

Current heating cost: £1,743/year

Potential heating cost: £631/year

Est. upgrade cost to C: £17,175

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

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)
High heat retention storage heaters (£1,200 - £1,800)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Picture No. 22

EPC Graphs

Picture No. 21

Price history

Event	Date	Price	% change
Sold	21/04/2023 (3 years ago)	£223,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
TRE-PONS, PERRAN DOWNS, PENZANCE, CORNWALL, TR20 9HG	£260,000	20/07/2022	Detached
Same street JUMBANA GROVE LANE, PERRAN DOWNS, PENZANCE, CORNWALL, TR20 9HN	£300,000	24/05/2022	Detached
PINE TREES TRESCOWE ROAD, GOLDSITHNEY, PENZANCE, CORNWALL, TR20 9HR	£470,000	20/12/2021	Detached
MONTERRY, PERRAN DOWNS, PENZANCE, CORNWALL, TR20 9HQ	£600,000	26/11/2021	Detached
FIELD HOUSE RED LANE, ROSUDGEON, PENZANCE, CORNWALL, TR20 9PU	£369,000	29/06/2021	Detached
GORSEY LEAZE, PERRAN DOWNS, PENZANCE, CORNWALL, TR20 9HJ	£620,000	18/06/2021	Detached
LITTLE MEADOW 1 BAMPFYLDE WAY, PERRAN DOWNS, PENZANCE, CORNWALL, TR20 9JJ	£450,000	18/06/2021	Detached

Street average: £300,000 (1 sale)

Area average: £461,500 (6 sales)

Capital growth trend

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

5y growth 7.1%

10y growth 46.3%

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

1y (index) -1.9%

5y (index) 9.9%

10y (index) 34.6%

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.

Location

Map view View on Google Maps View on OpenStreetMap Street View TR20 9HN

Address

Grove Lane

Nearby

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

Type	Name	Distance
Bus stop	Bampfylde Way	0.2 miles
Bus stop	Perran Downs	0.2 miles
Shop	Westcountry Classics	0.6 miles
Shop	The Stores Goldsithney	0.6 miles
Train station	St Erth	3.4 miles
Train station	Lelant Saltings	3.9 miles
Hospital	St. Michael's Hospital	4.0 miles
Hospital	Helston Community Hospital	7.3 miles

Street-level crime

Category	Count
Violence and sexual offences	10
Criminal damage and arson	3
Anti-social behaviour	1
Other crime	1
Total incidents	15

Within 1 mile during Apr 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
St Hilary School	Primary	0.6 miles	Good — 12 Nov 2023
Marazion School	Primary	2.0 miles	Good — 20 Oct 2017
Germoe Community Primary School	Primary	2.0 miles	Good — 21 Apr 2024
St Erth Community Primary School	Primary	3.0 miles	Good — 17 Jul 2013
Ludgvan School	Primary	3.1 miles	— (Inspected (no overall grade))

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.57%

Max investor price (0.8%) £125,250

Target investor price (1%) £100,200

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).