# 2 bedroom detached house for sale (PL31 2WQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | Bodmin , PL31 2WQ |
| Price | £250,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £235,000 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 04/06/2033
- **Current heating cost:** £369/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- 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/0360-3055-0060-2707-5531)

## Description

A well-presented two double bedroom link-detached home offering spacious open-plan living, a good-sized private garden, and driveway parking for two vehicles.

 

**Full Description**

This attractive two double bedroom link-detached home provides modern, easy-flow living, ideal for first-time buyers, downsizers, or investors seeking a low-maintenance property in a convenient Bodmin location.

The heart of the home is the spacious open-plan living area, designed to maximise light and practicality, offering a comfortable lounge, dining, and kitchen space perfect for both everyday living and entertaining. Upstairs, two well-proportioned double bedrooms provide comfortable accommodation, complemented by a family bathroom.

Externally, the property benefits from a good sized private garden, ideal for relaxing, outdoor dining, or family use.   It is currently a blank canvas and would love the touch of a keen gardener, or a toddler kicking a football. 

Garage plus driveway parking for two vehicles adds further everyday convenience.  

Situated within easy reach of Bodmin’s shops, schools, and transport connections, while also being close to surrounding countryside walks and coastal routes, this home combines accessibility with lifestyle appeal.

Highfield Park is well positioned for access to Bodmin town centre, local schools, everyday amenities, and key transport links, making it a practical and appealing choice for those seeking connectivity alongside neighbourhood convenience.

Early viewing is recommended.

 

 

Ref: 1253551

 

 

Disclaimers

1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. These particulars do not constitute part or all of an offer or contract.

3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4. Potential buyers are advised to recheck the measurements before committing to any expense.

5. Kate Bickford has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.

6. Kate Bickford has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

## Property Photos

- ![Photo](/listings/photos/172321571/193354)
- ![Photo](/listings/photos/172321571/193355)
- ![Photo](/listings/photos/172321571/193356)
- ![Photo](/listings/photos/172321571/193357)
- ![Photo](/listings/photos/172321571/193358)
- ![Photo](/listings/photos/172321571/193359)
- ![Photo](/listings/photos/172321571/193360)
- ![Photo](/listings/photos/172321571/193361)
- ![Photo](/listings/photos/172321571/193362)
- ![Photo](/listings/photos/172321571/193363)
- ![Photo](/listings/photos/172321571/193364)
- ![Photo](/listings/photos/172321571/193365)

## Floorplans

- ![Floorplan 1](/listings/photos/172321571/193366) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/172321571/193367) - EPC 1

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 CHAPEL LANE, BODMIN, CORNWALL, PL31 2LH | £210,000 | 29/07/2022 | Detached |
| TRELYNN BERRYCOMBE ROAD, BODMIN, CORNWALL, PL31 2NS | £285,000 | 21/12/2021 | Detached |

**Area average:** £247,500 (2 sales)

## Price vs local average

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

- **Local average:** £354,200 (15 Detached, PL31, 2024–2026)
- **Deviation:** -29.4%

## Rental Range

*ONS Price Index of Private Rents (South West). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,108/mo
- **Realistic:** £1,231/mo
- **Optimistic:** £1,354/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 Flat, Fore Street, PL31 | £750/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Semi-Detached House, Robartes Road, PL31 | £900/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, St. Nicholas Street, PL31 | £725/mo | 2 | 0.22 miles | OpenRent |
| 2 Bed Terraced House, Higher Bore Street, PL31 | £875/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Castle Street, PL31 | £570/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Priory House, PL31 | £1,200/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, Cross Lane, PL31 | £825/mo | 2 | 0.42 miles | OpenRent |
| 2 Bed Flat, Royffe Way, PL31 | £800/mo | 2 | 0.72 miles | OpenRent |

**Average rent: £831/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £101,625
- **Target investor price (1%):** £81,300

*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 £813/mo).*

- **Gross yield:** 3.9%
- **Cost-to-rent:** 25.6×
- **Monthly cashflow:** £-278/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.6%

*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:** £3,571/m²

## Capital growth trend

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

- **5y growth:** 29.2%
- **10y growth:** 36.5%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.9%
- **5y growth (index):** 13.2%
- **10y growth (index):** 32.4%

## 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)