Plymouth · PL26 8YU · 2-bed
Penwithick Park, Penwithick, St. Austell, Cornwall, PL26
© OpenStreetMap · click to open in maps
Asking price
£160,000
EPC E
Verdict
Underpriced by £62,952 vs 2-bed homes nearby
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
Best fit£925/mo
6.9% gross yield
Open-market tenant on a 12-month AST.
LHA / Section 8
£673/mo
5.0% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£572/mo
4.3% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
2-bed but EPC E — factor retrofit cost or budget for it.
Standard BTL
6.9% gross — clears typical 5%+ break-even threshold.
Buy + rent later
Rents would more than cover BTL mortgage costs if life changes.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£0
Home mover
£0
2nd home / BTL
£8,000
Mortgage @ 75% LTV
- Loan
- £120,000
- Deposit
- £40,000
- Per month
- £737
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £48,000
Should you pay this?
Asking price is roughly £62,952 below what 2-bed homes typically go for here.
You're paying £160,000. Comparable 2-bed homes in this area suggest a market price of around £222,952.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£925/month6.94% gross yield
Based on 760 live rentals in Plymouth · 2-bed homes here average £921/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is a decent fallback if your plans shift.
Property features
- []
Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
No schools indexed yet for this postcode sector. The official sources below cover every UK postcode.
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data — only the local authority can confirm a specific year's catchment boundary.
Contains public sector information licensed under the Open Government Licence v3.0.
Area pulse
- 11,266 new listings here in the last month — good comparable supply.
Share this analysis
Want unlimited saved searches, the full investor breakdown, and the what-if calculator? Try Pro free for 3 days.