# 2 bedroom barn conversion for sale (TR8 5RB)

## Property Details

| Key | Value |
|-----|-------|
| Address | APPLE BARN, LANGURROC ROAD, NEWQUAY, CRANTOCK, CORNWALL TR8 5RB |
| Price | £399,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £399,950 Mar 2021 |

## Description

An incredibly rare opportunity to acquire a fantastic 2 bedroomed attached luxury barn conversion with beautifully appointed accommodation, private garden and parking for one car. With full residential consents but currently used as a high calibre holiday let producing a lucrative letting income.

A superb opportunity located just a short walk away from Crantock’s pristine beach and sandy bottom Gannel estuary.

**Ground Floor:** living room (15’ max x 13’5”) with woodburning stove and storage (11’2” max x 9’2”), kitchen, shower room/wc.

**First Floor:** landing, further storage, 2 double bedrooms.

**Outside:** good sized private gardens with flowerbeds and borders. Parking for 1 vehicle.

## Property Photos

- ![Photo](/listings/photos/75569580/555813)
- ![Photo](/listings/photos/75569580/555818)
- ![Photo](/listings/photos/75569580/555820)
- ![Photo](/listings/photos/75569580/555823)
- ![Photo](/listings/photos/75569580/555826)
- ![Photo](/listings/photos/75569580/555829)

## Floorplans

- ![Floorplan 1](/listings/photos/75569580/555834) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/75569580/555837) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| APPLE BARN LANGURROC ROAD, CRANTOCK, NEWQUAY, CORNWALL, TR8 5RB | £399,950 | 25/03/2021 | 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 |
|---------|-------|------|------|
| 2 DALE COTTAGES, CRANTOCK, NEWQUAY, CORNWALL, TR8 5RA | £595,000 | 08/12/2022 | Other |
| 26 PIPERS PARADE, CRANTOCK, NEWQUAY, CORNWALL, TR8 5FU | £446,177 | 12/09/2022 | Other |
| 38 PIPERS PARADE, CRANTOCK, NEWQUAY, CORNWALL, TR8 5FU | £674,354 | 05/08/2022 | Other |
| 29 PIPERS PARADE, CRANTOCK, NEWQUAY, CORNWALL, TR8 5FU | £456,354 | 30/06/2022 | Other |
| 24 PIPERS PARADE, CRANTOCK, NEWQUAY, CORNWALL, TR8 5FU | £773,177 | 15/03/2022 | Other |

**Area average:** £589,012 (5 sales)

## Price vs local average

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

- **Local average:** £709,500 (5 Other, TR8, 2024–2026)
- **Deviation:** -43.6%

## 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 |
|------|------|------|------|------|
| 2 Bed Semi-Detached House, Carneton Close, TR8 | £1,300/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Semi-Detached House, Surf View, TR7 | £2,250/mo | 2 | 0.67 miles | OpenRent |
| 2 Bed Terraced House, Surf View, TR7 | £1,295/mo | 2 | 0.67 miles | OpenRent |
| 2 Bed Terraced House, Surf View, TR7 | £1,250/mo | 2 | 0.68 miles | OpenRent |
| 2 Bed Flat, Mount Wise, TR7 | £1,220/mo | 2 | 1.09 miles | OpenRent |
| 2 Bed Flat, Mount Wise, TR7 | £1,200/mo | 2 | 1.09 miles | OpenRent |

**Average rent: £1,419/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.32% (weak for cashflow)
- **Max investor price (0.8%):** £159,125
- **Target investor price (1%):** £127,300

*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 £1,273/mo).*

- **Gross yield:** 3.8%
- **Cost-to-rent:** 26.2×
- **Monthly cashflow:** £-454/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.7%

*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).*

## Capital growth trend

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

- **5y growth:** 143.6%
- **10y growth:** 226.2%

## 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)