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Blackwater market report TR4, Truro

The standing TR4 (Blackwater) property market report, rebuilt from the full public record every month. Everything below comes from 6,291 sales recorded by HM Land Registry in TR4 (Truro) since 1995, real completion prices from real purchases, alongside the ONS's current rent figures. No valuations, no estimates, no asking prices.

Sales data to July 2026. Rents: ONS, May 2026. Regenerated with every monthly data refresh.

In short: 58 registered 2026 sales put the TR4 (Truro) median at £310,000, down 2% on five years earlier, with a mean of £346,700, and by floor area homes here have averaged about £3,800 per square metre over the last five years. Everything rests on 6,291 completed HM Land Registry sales since 1995, refreshed monthly; valuations and asking prices play no part.

TR4 is a postcode district covering Blackwater, Frogpool, Goonhavern in Truro. It is the most useful size for market figures: tight enough to describe somewhere real, large enough that sales keep coming and the medians hold steady.

The going rate for a home in TR4

The 2026 median for TR4 is £310,000, taken from 58 registered sales. The mean, which is what most sites call the "average house price", is £346,700, modestly above it, the usual shape of a market with an expensive tail.

What a square metre costs in TR4

Measured by floor area, the last five years of TR4 sales average about £3,800 per square metre. Price per square metre is the fair way to compare a one-bed flat with a four-bed house, and it comes from the Energy Performance Certificate on each sold home.

England and Wales as a whole trade at a £285,000 median, leaving TR4 9% above the national figure.

In cash terms the typical TR4 home went from £44,200 in 1995 to £310,000 in 2026, roughly 7 times the price. Inflation explains only part of it: in today's money the rise is still about 223%, a genuine increase in what a home here costs. 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.

The strongest year on record here is 2003 (+36.8% on the year before); the weakest, 2009 (−19.3%). Single-year swings like these are why the annualised table below matters more than any one year's headline.

Detached, semi, terraced, flat: four markets in one

A single median hides the split beneath it. Sales of detached houses dominate the record here, 41% of the typed total. In 2025, the last year both were recorded here, a detached home traded at £452,500 against £215,000 for a flat, 2.1 times the price.

Annualised returns

Compound annual growth of the median sold price; the real column deflates by ONS CPIH. Annualised figures smooth the cycle (the chart above shows the cycle), and past growth is a record, not a forecast.

How many homes change hands in TR4

Over the last twelve months of data, 137 sales completed in TR4. Like most of England and Wales, turnover never fully recovered from 2008: the market here averaged 226 sales a year before the financial crisis and 138 a year over the last five. Volume matters as much as price: when few homes change hands, the median gets jumpy and a single street can move the figure. The most recent year is always still filling in, because sales appear in the Land Registry weeks or months after completion.

What homes rent for around TR4

TR4 falls under Cornwall, where the ONS puts the average private rent at £1,003 a month (May 2026 figures). A one-bed averages £691 a month here and a four-or-more-bed £1,510, so size does most of the work in setting the rent.

Against the £310,000 median purchase price, a rent of £1,003 a month (£12,036 a year) works out at a 3.9% gross yield, a ceiling figure that ignores letting costs, voids, maintenance and tax. Because rents are local-authority statistics, districts sharing the authority share the figure.

How TR4 trades

Only 137 sales completed here in the last twelve months of data, which makes TR4 a thin market. Each figure rests on few transactions, so single streets can swing the median and the charts deserve a sceptical squint. The record here is jumpy: year-on-year moves of ten per cent or more are common in the chart above, mostly a function of which homes happened to sell rather than the market lurching.

TR4 (Blackwater): the questions that come up

What happens to TR4 prices now?

The record answers a different question than "what happens next": the median is roughly flat over five years in cash but down 22% after inflation. Put the volume chart beside the price chart before drawing conclusions, and allow for the register's lag behind actual completions.

On the market in TR4 today

What another bedroom costs in TR

The risers and the fallers

TR4 ranks 15 of 23 in the TR area on five-year growth. The gap between the top and bottom of this chart is the difference between buying well and buying badly in the same city.

Inside TR4, sector by sector

Below district level sit the sectors, street groups with reports of their own, and the gaps between neighbouring ones can be sharp.

How TR4 compares nearby

Same city, different markets. The neighbouring districts of the TR area, dearest first:

Before you sell in TR4: what the record supports

Go deeper

Behind the answers sits the same Land Registry record as this page, with TR4 already set as the subject. Free, one click sign in.

See every individual TR4 sale on the live map, mapped to the exact address, or zoom the average prices map from neighbourhood shading down to single homes. The report tool writes a custom answer to a specific question, and the mortgage and rent calculator on any sale runs the numbers on a real purchase.

Method, briefly: HM Land Registry Price Paid Data (Crown copyright, OGL v3.0) supplies every sale, geocoded to address level; CPIH from the ONS restates prices in today's money; ONS local-authority figures supply the rents. Medians of real sales, not valuations. No part of this page is financial advice.