Older, solid-walled homes
Roche has a large older stock (22% pre-1919). Budget for the things old houses need: repointing, chimney work, timber repairs and sorting out unsuitable modern coatings.
Source: VOA, Mar 2025
Surveyors · Roche, Cornwall
Surveyors in Roche
Buying in Roche? Here's what the public data says about its homes, and which RICS survey suits them.
Our suggestion for Roche
Level 2 or Level 3, depending on age
Roche is a mix: Level 2 for newer homes, Level 3 for the older ones. Pick Level 3 for anything pre-1919, listed or much altered; a Level 2 covers a standard post-war or modern house in fair condition.
- Roughly 22% of Roche's homes pre-date 1919.
- 12 listed buildings in and around Roche, 1 of them Grade I or II*.
Roche market snapshot
In 2025, 27 homes sold in Roche at a median price of £207,500, down 8% on 2024's £225,000.
- Median price, 2025
- £207,500
- Sales, 2025
- 27
- Median vs 2024
- -7.8%
- Leasehold share
- 0%
- Residents, Census 2021
- 2,311
| Type | Median |
|---|---|
| semi-detached | £225,000 |
| terraced | £186,000 |
Sales mix: semi-detached 44%, terraced 37%, detached 15%, flat/maisonette 4%. PL26. HM Land Registry, 2025, ONS built-up area. Residents: Roche built-up area, ONS Census 2021.
What to look out for when buying in Roche
Listed buildings
Historic England lists 12 buildings in and around Roche, including Church Of St Gomonda (Grade II*). If the home you're buying is listed, alterations (even past ones) may have needed listed building consent; ask for the paperwork.
List entries: Church Of St Gomonda
Source: Historic England
Flood risk (rivers and sea)
Only 0 of the 16 postcodes we checked have their centre in Flood Zone 2 or 3. That's rivers and sea only; surface water is mapped separately, so still check the address.
Source: Environment Agency
Radon
The 1 km radon map square at the centre of Roche is class 6: an estimated 30% or more of homes are above the radon Action Level. 100% of the sold postcodes we checked fall in a radon Affected Area. Radon is a known issue in much of the South West; ask whether the home has been tested or has protection.
Source: UKHSA/BGS
Mining and mundic
Two Cornish checks to expect: a mining search from your conveyancer, and, for concrete-block houses from before about 1950, a mundic screening test.
Source: UNESCO WHS; RICS
Ground and building stone
Under most of Roche the bedrock is mudstone, siltstone and sandstone (97%). Locally the slates and shales are called killas; rubble-stone and slate-hung walls are typical, and soft stone and old mortar weather over time.
Source: BGS 625k
Ground stability
The BGS GeoSure 5 km hexagon covering Roche shows moderate slope instability (landslides) potential. That's a broad screen, not a site assessment; look for cracking, sticking doors and leaning walls.
Source: BGS GeoSure
When Roche's homes were built
Roche LSOAs with 2025 sales. VOA, Mar 2025.
Selling in Roche?
Selling a home in Roche? Last year's medians ran: semi-detached £225,000, terraced £186,000. Your house isn't an average, so we come and look: the appraisal is free.
Need an EPC in Roche? EPCs in Roche. Request a quote for your sale or let.
Places near Roche
- Bugle 3.1 km · £210,750
- St Dennis 4.2 km · £205,500
- Penwithick 5.4 km · £174,500
- Foxhole 5.8 km · £195,000
- Lanivet 6.4 km · £225,000
- Fraddon 7.6 km · £262,500
All St Austell and Newquay constituency places · All Cornwall places
Roche survey questions
How much do houses cost in Roche?
Based on HM Land Registry Price Paid Data, 27 homes sold in Roche in 2025 with a median price of £207,500 (down 8% on 2024's £225,000). The most common type sold was semi-detached (44% of sales).
Which survey do I need for a house in Roche?
We carry out RICS Level 2 and Level 3 surveys. Which you need depends on the age and type of the house. Roughly 22% of Roche's homes pre-date 1919. 12 listed buildings in and around Roche, 1 of them Grade I or II*. If in doubt, the chooser on our survey page takes a minute.
Is Roche in a radon Affected Area?
Yes, mostly: 100% of the 16 sold postcodes we checked are in an Affected Area, and the central 1 km square is class 6 (30% or more of homes above the Action Level).
Does Roche flood?
Of 16 postcodes in Roche with 2025 sales, 0 have their centre in Flood Zone 2 or 3 (rivers and sea) and 0 in Zone 3. Surface water isn't included.
Do I need a mining search when buying in Roche?
Usually, yes. Mining searches are standard for Cornish purchases. Your conveyancer orders it; a mundic test is a separate check on pre-1950 concrete.
How do I get a survey quote in Roche?
Use the online quote on Survey Booker: enter the Roche address and pick Level 2 or Level 3.