# 3 bedroom bungalow for sale (PL27 6LQ) ## Property Details | Key | Value | |-----|-------| | Address | 1, SANDHILLS, WADEBRIDGE, ROCK, CORNWALL PL27 6LQ | | Price | £700,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Construction age | England and Wales: 1983-1990 | | Floor area | 83 m² | | Last sold | £680,000 Mar 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** F - **Potential rating:** C - **Expiry date:** 19/09/2034 - **Current heating cost:** £2,102/year - **Est. upgrade cost to C:** £17,225 ### Recommendations - A (£100 - £350) - W2 (£4,000 - £6,000) - L2 (£2,000 - £3,000) - 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/0200-3208-0422-7428-3143) ## Description Property Description Set in an elevated and leafy position in the tranquil area of Sandy Hills in the heart of Rock, Polesdon is a 3-bedroom bungalow with picturesque countryside views across the south facing garden. The property enjoys a light and open feel and is located within very easy reach of Porthilly Cove and Rock beach, via footpath across open fields. • 3 bedrooms, 1-bathroom, large open plan kitchen, dining and living room, separate utility with W/C. • Open-plan sitting room with open fire and large sliding doors out onto the garden and patio area. • Generous rear garden with a patio area with south-facing views across the countryside. • Front garden and shed with private parking for 2/3 vehicles. • In all about 81.9 sq. m (881.2 sq. ft.) FREEHOLD - HOLIDAY RESTRICTED - NOT SUITABLE AS A PERMANENT / PRIMARY HOME.  Polesdon is an attractive 3-bedroom detached stone house nestled in a peaceful setting at Sandy Hills, just a short walk via footpath to Porthilly Cove. The property benefits from open plan living with sliding doors opening out onto a patio and enclosed rear garden enjoying countryside south facing views. Offering spacious living accommodation throughout, Polesdon is a spacious private holiday home.  Located in Rock, the property is situated in one of the most sought-after destinations along the North Cornish coast renowned for its outdoor leisure activities including; sailing, canoeing, water skiing, gig rowing, windsurfing, golf and scenic coastal walks. The area boasts an abundance of fine beaches in particular Daymer Bay and Polzeath, as well as good, year-round shopping facilities. Within the local area there are a wealth of excellent restaurants and pubs including; The Mariners Pub in Rock, Nathan Outlaw’s Restaurant in Port Isaac, Rick Stein’s Seafood Restaurant and Paul Ainsworth’s No. 6 in Padstow. The ferry and water taxi present easy access to Padstow with an enjoyable trip across the river. The market town of Wadebridge is located just five miles away, it is home to an excellent range of shops and independent restaurants. Mains water, electricity and drainage | Electric panel heaters  Via separate negotiation  Via appointment only  ## Property Photos - ![Photo](/listings/photos/152809982/358543) - ![Photo](/listings/photos/152809982/358544) - ![Photo](/listings/photos/152809982/358545) - ![Photo](/listings/photos/152809982/358546) - ![Photo](/listings/photos/152809982/358547) - ![Photo](/listings/photos/152809982/358548) - ![Photo](/listings/photos/152809982/358550) - ![Photo](/listings/photos/152809982/358551) - ![Photo](/listings/photos/152809982/358552) - ![Photo](/listings/photos/152809982/358553) - ![Photo](/listings/photos/152809982/358554) - ![Photo](/listings/photos/152809982/358556) - ![Photo](/listings/photos/152809982/358557) - ![Photo](/listings/photos/152809982/358558) - ![Photo](/listings/photos/152809982/358559) - ![Photo](/listings/photos/152809982/358560) - ![Photo](/listings/photos/152809982/358562) - ![Photo](/listings/photos/152809982/358564) - ![Photo](/listings/photos/152809982/358567) - ![Photo](/listings/photos/152809982/358568) ## Floorplans - ![Floorplan 1](/listings/photos/152809982/358572) - Floorplan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | SANDHILLS 1, ROCK, WADEBRIDGE, CORNWALL, PL27 6LQ | £680,000 | 12/03/2025 | Detached | | SANDHILLS 1, ROCK, WADEBRIDGE, CORNWALL, PL27 6LQ | £310,000 | 10/12/2003 | Detached | | SANDHILLS 1, ROCK, WADEBRIDGE, CORNWALL, PL27 6LQ | £105,000 | 30/05/1997 | 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 | |---------|-------|------|------| | 53 LITTLE TRELYN, ROCK, WADEBRIDGE, CORNWALL, PL27 6ND | £915,000 | 04/08/2025 | Detached | | 4 LOWER GREENBANKS, ROCK, WADEBRIDGE, CORNWALL, PL27 6NA | £1,100,000 | 12/10/2023 | Detached | | 10 SANDYHILLS TALLAND HOUSE, ROCK, WADEBRIDGE, CORNWALL, PL27 6LQ | £750,000 | 14/03/2023 | Detached | | GULLWAY, ROCK, WADEBRIDGE, CORNWALL, PL27 6JZ | £2,000,000 | 24/10/2022 | Detached | | LITTLE TREVERROW 15, ROCK, WADEBRIDGE, CORNWALL, PL27 6JY | £240,000 | 22/06/2022 | Detached | | 15 SANDYHILLS MERROW, ROCK, WADEBRIDGE, CORNWALL, PL27 6LQ | £665,000 | 13/04/2022 | Detached | | TREVERDER ROCK ROAD, ROCK, WADEBRIDGE, CORNWALL, PL27 6NP | £2,500,000 | 04/04/2022 | Detached | | 43 GREENBANKS ROAD, ROCK, WADEBRIDGE, CORNWALL, PL27 6NB | £318,000 | 29/06/2021 | Detached | | THE GARDEN HOUSE SHORES LANE, ROCK, WADEBRIDGE, CORNWALL, PL27 6LY | £925,500 | 25/06/2021 | Detached | | PETHERWICKS, ROCK, WADEBRIDGE, CORNWALL, PL27 6JZ | £2,310,000 | 24/06/2021 | Detached | | 56 LITTLE TRELYN, ROCK, WADEBRIDGE, CORNWALL, PL27 6ND | £660,000 | 18/06/2021 | Detached | | BOLY WINKY ROCK ROAD, ROCK, WADEBRIDGE, CORNWALL, PL27 6NP | £1,500,000 | 18/06/2021 | Detached | **Area average:** £1,156,958 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £709,725 (20 Detached, PL27, 2024–2026) - **Deviation:** -1.4% ## 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 Detached House, Penmayne, PL27 | £1,950/mo | 3 | 0.34 miles | OpenRent | **Average rent: £1,950/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.28% (weak for cashflow) - **Max investor price (0.8%):** £243,750 - **Target investor price (1%):** £195,000 *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 £1,950/mo).* - **Gross yield:** 3.3% - **Cost-to-rent:** 29.9× - **Monthly cashflow:** £-1,027/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -6.1% *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:** £8,434/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 37.3% - **10y growth:** -27.3% ## 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)