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Blackwater market report TR4 8, Truro
The standing TR4 8 (Blackwater) property market report, rebuilt from the full public record every month. The raw material for this page is 3,601 HM Land Registry entries for TR4 8 (Truro), going back to 1995: each an actual purchase at an actual price. Rents come from the ONS. Valuations, estimates and asking prices appear nowhere in it.
Sales data to 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.
In short: 27 registered 2026 sales put the TR4 8 (Truro) median at £310,000, down 2% on five years earlier, with a mean of £334,600, and by floor area homes here have averaged about £3,840 per square metre over the last five years. Everything rests on 3,601 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.
TR4 8 is a postcode sector: one group of streets inside TR4 (Truro). This is as local as the public record gets, but sector medians move on fewer sales than a district's, so expect the lines to be lumpier.
Where TR4 8 sits
Shaded by median price on the same scale as the average prices map. Click any shape to open it on the live map with every sale plotted at its address, or zoom in past street level to see the sold homes right here.
What buyers actually paid in TR4 8
27 sales were registered in TR4 8 in 2026, and the middle one of them, the median, went for £310,000. The mean works out at £334,600, modestly above it, the usual shape of a market with an expensive tail.
Price per square metre in TR4 8
A square metre of TR4 8 home has cost about £3,840 on average across the last five years of sales, using the floor area on each home's Energy Performance Certificate: the measure that puts a studio and a five-bed on the same footing.
The national median for England and Wales is £285,000, which puts TR4 8 9% above the country at large.
A typical TR4 8 home, priced year by year (1995 to 2026)
The cash median beside its inflation-adjusted twin (ONS CPIH). The adjusted line answers the harder question, whether homes really got dearer. Hover for the figures; the legend toggles each series.
See this chart as a table
| Year | Median (cash) | Median (today's £) | Sales |
|---|---|---|---|
| 2026 | £310,000 | £310,000 | 27 |
| 2025 | £315,000 | £322,533 | 94 |
| 2024 | £300,000 | £318,962 | 73 |
| 2023 | £325,000 | £357,096 | 76 |
| 2022 | £350,000 | £410,415 | 93 |
| 2021 | £315,000 | £398,831 | 110 |
| 2020 | £285,000 | £369,793 | 103 |
| 2019 | £245,000 | £321,136 | 105 |
| 2018 | £232,500 | £309,927 | 113 |
| 2017 | £250,000 | £340,975 | 129 |
| 2016 | £220,000 | £307,782 | 99 |
| 2015 | £200,000 | £282,600 | 143 |
| 2014 | £200,000 | £283,735 | 127 |
| 2013 | £166,200 | £239,145 | 80 |
| 2012 | £185,000 | £272,297 | 75 |
| 2011 | £158,500 | £239,274 | 91 |
| 2010 | £168,700 | £264,565 | 88 |
| 2009 | £173,500 | £278,903 | 80 |
| 2008 | £219,500 | £359,807 | 56 |
| 2007 | £199,200 | £337,899 | 140 |
| 2006 | £186,000 | £322,872 | 147 |
| 2005 | £200,000 | £355,919 | 109 |
| 2004 | £167,000 | £303,305 | 134 |
| 2003 | £137,500 | £253,308 | 155 |
| 2002 | £105,000 | £197,557 | 159 |
| 2001 | £85,200 | £163,793 | 146 |
| 2000 | £75,000 | £147,188 | 165 |
| 1999 | £60,000 | £119,577 | 142 |
| 1998 | £60,000 | £121,114 | 137 |
| 1997 | £55,000 | £112,794 | 146 |
| 1996 | £48,000 | £101,230 | 137 |
| 1995 | £44,200 | £96,084 | 122 |
In cash terms the typical TR4 8 home went from £44,200 in 1995 to £310,000 in 2026, roughly 7 times the price. Even after inflation that is a real rise of about 223%: homes here genuinely became dearer, not merely more expensive on paper. In inflation-adjusted terms the high-water mark was 2022. The market now sits about 24% below it, so a peak-time purchase has yet to recover its real value.
Year-on-year change in the TR4 8 median
Each bar is the change on the year before, in cash. The zero line is the boundary between rising and falling.
The strongest year on record here is 2003 (+31.0% on the year before); the weakest, 2009 (−21.0%). Single-year swings like these are why the annualised table below matters more than any one year's headline.
What TR4 8 has returned, per year
| Period | Cash, per year | Real terms, per year |
|---|---|---|
| 1 years (since 2025) | −1.6% | −3.9% |
| 5 years (since 2021) | −0.3% | −4.9% |
| 10 years (since 2016) | +3.5% | +0.1% |
| 20 years (since 2006) | +2.6% | −0.2% |
Each row is compound annual growth of the median; ONS CPIH supplies the real-terms deflator. Annualising irons out the cycle, which the chart above shows in full, and past growth records what happened rather than predicting anything.
The turnover behind the prices
The year-by-year sales count
Recorded sales per year. The dip after 2008 is the financial crisis; the last bar is still filling in as recent sales get registered.
The register shows 27 TR4 8 sales across the most recent twelve months of data. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 144 sales a year before the financial crisis and 73 a year over the last five. Price without volume misleads: a median built on few sales jumps around, and one street can tilt it. Keep in mind too that the latest year is still filling in, since sales reach the register weeks or months after completion.
The rental side of TR4 8
The local authority for TR4 8 is Cornwall, and its ONS average private rent currently stands at £1,003 a month (May 2026 figures). The spread runs from £691 a month for a typical one-bed to £1,510 at four-plus bedrooms, which is size doing most of the pricing.
Average monthly rent by size, Cornwall
ONS Price Index of Private Rents, May 2026.
£1,003 a month is £12,036 a year, which against the £310,000 median sold price makes a gross yield of 3.9%. Gross means before letting costs, voids, maintenance and tax: treat it as a ceiling. The ONS publishes rents by local authority, so neighbouring districts under the same authority share these numbers.
How TR4 8 trades
Only 27 sales completed here in the last twelve months of data, which makes TR4 8 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. Expect volatility in the annual figures: swings past ten per cent show up repeatedly above, and they usually reflect the mix of homes sold in a given year rather than genuine repricing.
Asked and answered: TR4 8 (Blackwater)
Are property prices falling in TR4 8 (Blackwater)?
Is TR4 8 (Blackwater) a good place to buy a house?
How much did a house sell for in TR4 8 (Blackwater)?
What happens to TR4 8 prices now?
No honest page predicts prices, so this one sticks to the record: the median is roughly flat over five years in cash but down 22% after inflation. Anyone weighing a purchase should read the volume chart with the price chart, remembering that these are completed sales, registered weeks after the deals were actually struck.
On the market in TR4 today
Turning to what is actually available: 97 homes on the market right now, from 7 agents publishing to HomesIndex.
These cover the whole TR4 district, not just TR4 8: live asking prices are collected per district.
Of everything listed here, 29% asks less than the sold record of comparable homes. Every listing is measured against recent recorded sales of similar nearby homes.
- Pendeen Crescent, Threemilestone, Truro, Cornwall, TR3
- Halt Road, TRURO, Cornwall, TR4
- East Hill, Blackwater, Truro, Cornwal...
The "under comparable sales" label measures each asking price against real nearby sales of similar homes: an opening position for a conversation rather than a valuation. The home itself still needs looking at.
See every TR4 home for sale on the map →
Live asking prices from estate agents who publish a feed to HomesIndex, refreshed every Monday and Thursday: a sample of the market, not every home for sale. Asking prices are not sale prices.
What another bedroom costs in TR
Real sold prices by size across the TR area, straight from the Land Registry record. The jump between sizes is local: in some areas a third bedroom adds a quarter to the price, in others nearly four fifths, so a national rule of thumb will mislead you here.
| Type | 1 bed | 2 bed | 3 bed | 4 bed | 5 bed |
|---|---|---|---|---|---|
| Detached | — | £320,000 | £447,500 (+40%) | £650,000 (+45%) | £910,000 (+40%) |
| Semi-detached | £232,500 | £275,000 (+18%) | £330,000 (+20%) | £425,000 (+29%) | £575,000 (+35%) |
| Terraced | £202,500 | £240,000 (+19%) | £294,500 (+23%) | £400,000 (+36%) | £525,000 (+31%) |
| Flat | £156,275 | £240,000 (+54%) | £363,186 (+51%) | — | — |
Four years of recorded sales, split by built form and bedroom count. The register does not state bedrooms, so sizes come from each home's EPC record and a few homes will land one size out. Blank cells mean too few homes for the figure to mean anything.
The risers and the fallers
The spread across the TR area is the point: the same five years treated these districts very differently.
Winners and losers across the TR area, five years
Cash-terms risers and fallers across the area; click any row for that district's full report.
Other sectors in TR4
Prices can differ sharply between two sectors a few minutes' walk apart. The rest of TR4, each linking to its own report:
| Sector | Median (latest) | Sales that year |
|---|---|---|
| TR4 9 | £310,000 | 31 |
Zoom out to the full TR4 district report for the type split, monthly volumes and how TR4 compares with its neighbours.
Thinking of selling in TR4 8? Get a rough value first
Ground the asking price in real sold prices first. The average prices map gives a rough value in a minute: start at TR4 8's shading and zoom to the sold homes on the street itself. Agents work from this same Land Registry record when they value; this page puts it in front of you before they arrive.
Estate agents working TR4 8: the featured spot on this report is free for founding agents, one per district. Claim TR4 8.
Keep digging
Behind the answers sits the same Land Registry record as this page, with TR4 8 already set as the subject. Free, one click sign in.
Two maps carry on from here: every TR4 8 sale at its exact address, and the average prices map from area shading down to single homes. The report tool answers a specific question in writing, and each sale's mortgage and rent calculator prices a real purchase.
About the numbers: everything is computed from HM Land Registry Price Paid Data (Crown copyright, OGL v3.0), geocoded to the address; today's-money figures use the ONS CPIH index, and rents are the ONS Price Index of Private Rents by local authority. These are medians of recorded sales, not valuations, and none of it is financial advice.