South West
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Start with the current market in Padstow, Constantine Bay, its direction of travel and the mix of homes being sold. Use Compare, Save and Watch to narrow a shortlist.
The data, disclosure rules and publication thresholds stay the same; this changes how the evidence is organised.
Median price
£480,000
Eligible sales · trailing 24 months
Per square metre
£5,015/m²
Matched sales · trailing 24 months
5-year change
+0.1%
Rolling 12-month medians, five years apart
From rolling peak
-39.1%
Against the highest rolling 12-month median
Market read
Padstow, Constantine Bay (PL28) has a median sale price of £480,000 — around £5,015 for each square metre of floor area. The district is trading 65.5% below the high set in 2024. The median home costs 13.7 times median local earnings — one of the least affordable ratios in England and Wales. Among homes with 7 habitable rooms, which counts receptions as well as bedrooms, floor area runs from 122 to 258 m² — a 2.1-fold difference for the same nominal size. Local rents imply a gross yield near 2.5%.
Floor-area evidence
Repeat EPC records in this area show some variation in recorded floor area.
Among 686 dwellings with repeat EPCs in Padstow, Constantine Bay, the typical recorded floor-area range was 7%. This describes the consistency of repeated records, not the condition or value of an individual home.
Market signal
Each point is the median of sales in the three months ending that month.
Market shape
Lower-quarter price
£295,000
25% of recent eligible sales were below this
Median price
See headline
Same 24-month sale population
Upper-quarter price
£775,000
25% of recent eligible sales were above this
Property types
£700,000
£5,300/m²
£331,000
£4,205/m²
£319,500
£/m² withheld for evidence
Energy-rating evidence
These are matched-sale associations, not a valuation of energy efficiency. Each rating cell contains at least five sales.
£775,000
£5,139/m²
£560,000
£4,444/m²
£530,000
£4,947/m²
£355,000
£3,065/m²
Energy-transition evidence
This is the latest available EPC record for each identifiable certified dwelling, not a census of every home or an assessment of an individual property.
EPC sample
2,646
Latest certificate to 31 July 2026
Rated D–G
55%
Current EPC rating in the certificate sample
Potentially higher rating
75%
Potential EPC rating exceeds current rating
EPC potential values are modelled certificate outputs, not quotes for retrofit work, future bills, a value uplift or a letting/compliance conclusion. Source: Energy Performance of Buildings Register domestic certificates.
The space signal
Property listings describe homes by bedroom count, but that is not recorded in any public dataset. What is recorded is the number of habitable rooms — bedrooms and reception rooms together — and the total floor area. In Padstow, Constantine Bay, homes with the same number of habitable rooms vary enormously in size.
| Habitable rooms | Smaller (10th) | Typical | Larger (90th) | Sales |
|---|---|---|---|---|
| 2 | 36 m² | 37 m² | 51 m² | 27 |
| 3 | 49 m² | 61 m² | 74 m² | 130 |
| 4 | 61 m² | 80 m² | 113 m² | 143 |
| 5 | 78 m² | 114 m² | 160 m² | 145 |
| 6 | 111 m² | 132 m² | 179 m² | 108 |
| 7 | 122 m² | 168 m² | 259 m² | 76 |
| 8 | 148 m² | 170 m² | 254 m² | 33 |
| 9 | 203 m² | 248 m² | 350 m² | 14 |
| 10 | 236 m² | 246 m² | 357 m² | 12 |
| 11 | 270 m² | 307 m² | 327 m² | 7 |
The widest spread here is among homes with 7 habitable rooms, ranging from 122 to 259 m². Two properties advertised the same way can differ by more than half their floor area, which is why price per square metre is a more useful comparison than price alone.
Data current to 19 June 2026.