# Land for sale (TR15 3TN)

## Property Details

| Key | Value |
|-----|-------|
| Address | BARNEHURST, REDRUTH, WEST TOLGUS, CORNWALL TR15 3TN |
| Price | £20,000 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 98 m² |
| Last sold | £64,000 Feb 1995 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 06/03/2035
- **Current heating cost:** £1,234/year
- **Est. upgrade cost to C:** £10,748

### Recommendations
- A (£100 - £350)
- A3 (£1,500 - £2,700)
- W1 (£800 - £1,200)
- C (£15 - £30)
- F (£200 - £400)
- I (£2,200 - £3,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3700-8637-0222-0407-3753)

## Description

An interesting area of amenity land extending to 0.62 acres (0.25 hectares) enjoying gated access being predominantly laid to grass with natural hedgebank boundaries.

The land may well appeal to the owners of the neighbouring detached properties who may envisage extension of gardens, allotment space, perhaps equestrian use.  Others may seek some form of residential development, subject to all necessary consents being obtainable.  Interested applicants are advised to make their own enquiries with the Local Planning Authority, Cornwall Council.  Tel: 0300 1234 151.

**Viewing**

Interested applicants may view directly on site.

**Freehold with Vacant Possession**

## Property Photos

- ![Photo](/listings/photos/37159897/336683)
- ![Photo](/listings/photos/37159897/336684)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| BARNEHURST, WEST TOLGUS, REDRUTH, KERRIER, CORNWALL, TR15 3TN | £64,000 | 06/02/1995 | Detached |

## Price vs local average

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

- **Local average:** £242,561 (10 Other, TR15, 2024–2026)
- **Deviation:** -91.8%

## 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. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Murdoch Close, TR15 | £1,150/mo | 3 | 1.07 miles | OpenRent |

**Average rent: £1,150/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 5.75% (strong)
- **Max investor price (0.8%):** £143,750
- **Target investor price (1%):** £115,000

*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 £1,150/mo).*

- **Gross yield:** 69%
- **Cost-to-rent:** 1.4×
- **Monthly cashflow:** £931/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 192.7%

*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).*

## Price per Square Metre

- **£/m²:** £204/m²

## Capital growth trend

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

- **5y growth:** -92.7%
- **10y growth:** -30%

## 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)