Compare 21 local agents, data from 130 active listings
We track 21 estate agents actively marketing properties in Padstow, Cornwall, and we have ranked them all based on live listing data. Whether you are selling a harbourfront cottage, a family home in the village, or a luxury property overlooking the Camel Estuary, choosing the right agent can make a significant difference to your sale outcome. Our team continuously monitors agent performance, current listings, and market presence to ensure our rankings reflect the most accurate picture of the local market.
Padstow's property market reflects its identity as a prestigious coastal destination in North Cornwall. With an average asking price of £714,287, properties here command a premium compared to many other parts of the South West. Our comprehensive ranking considers each agent's current listings, average prices, and market presence to help you find the partner best suited to your property and goals. We understand that selling in a tourism-driven market requires specific expertise, which is why we focus on agents with proven local knowledge.
The Cornwall housing market has shown resilience despite broader national fluctuations, and Padstow remains one of the most sought-after locations in the region. Our data-driven approach helps you cut through the marketing noise and connect with agents who genuinely understand what buyers are looking for in this distinctive coastal town. From period cottages in the old town to modern developments overlooking the estuary, we have the insights you need to make an informed decision.
21
Active Estate Agents
£714,287
Average Asking Price
130
Properties For Sale
£1,367
Average Rental Price
Understanding sold prices is essential when pricing your property competitively. Our data shows that the average sold house price in Padstow over the last year was £723,322 according to home.co.uk listings data, with homedata.co.uk reporting £617,500 for the same period. Land Registry data for the PL28 postcode puts the average at £617,500. These figures represent a notable shift from the 2022 peak of £723,322, though the PL28 postcode has shown resilience with a 4.46% increase over the last 12 months according to Property Solvers. The difference between asking and sold prices highlights the importance of realistic pricing in the current market. --- NEXT ---
Property types command significantly different price points in this market. Detached properties average around £1,113,667 according to homedata.co.uk, while semi-detached homes sell for approximately £461,458 depending on location and condition. Terraced properties, which form a substantial portion of the market, sold at an average of £457,410, with flats averaging £476,650. The variance between asking prices (£723,322 average) and sold prices suggests that realistic pricing and experienced agent guidance are crucial for achieving optimal outcomes. Our team has observed that properties priced correctly from the outset tend to attract serious buyers more quickly. --- NEXT ---
Transaction volumes in Padstow have experienced some fluctuation, with 48 residential property sales recorded in the PL28 postcode over the last year. This represents a decrease of 17 transactions compared to the previous year, down approximately 35%. However, over the last decade, 978 properties have sold in Padstow according to PMI data, demonstrating consistent demand in this sought-after coastal location. The most recent sale was recorded in October 2025, indicating ongoing market activity. We note that the market is stabilising following the pandemic-era boom, with the recent 4.46% price increase in PL28 suggesting renewed confidence among buyers and sellers alike.
The rental market in Padstow, while smaller than the sales market, offers opportunities for investors. Currently, just 3 rental listings are available with an average rental price of £1,367 per month. Miller Countrywide manages 2 of these rental properties at an average of £1,300 PCM, while Philip Martin handles one premium listing at £1,750 PCM. This limited supply suggests potential for landlords in a town where holiday lets and seasonal rentals dominate, though the tourism-driven nature of the area creates distinct opportunities and challenges for buy-to-let investors. --- NEXT ---
Based on 114 live listings with an average asking price of £745,502.
Source: home.co.uk
See which agents are selling fastest and at the best prices in Padstow.
Compare Estate Agents FreeThe Padstow market offers diverse opportunities across new build and period properties. Several new developments are underway, including an exclusive cluster of detached three-bedroom bungalows providing single-level living options that appeal to downsizers and retirees seeking convenience in a stunning coastal setting. The St Petroc development on the outskirts of Padstow offers three Shared Ownership homes through a local initiative aimed at helping local people get onto the property ladder, comprising two three-bedroom houses and one two-bedroom house.
For those seeking newer construction, 18 Soldon Close represents a shared ownership opportunity with a minimum 25% share available, making it an accessible entry point to the Padstow property market. A development of brand new detached dormer bungalows is ready for occupation, while planning permission exists for three luxury townhouses in a private gated setting moments from the harbour. These developments complement the substantial stock of period properties that define Padstow's character, particularly in the old town area where character cottages and traditional Cornish buildings predominate. The market also includes the Atlas Jasmine Lodge at Padstow Holiday Village, offering another option for those seeking holiday accommodation or lifestyle purchase.
Padstow occupies a distinctive position as a prestigious coastal town on the north Cornwall coast, centred around its vibrant working harbour and the sweeping Camel Estuary. The town is renowned as a culinary destination with Rick Stein's famous seafood restaurant drawing visitors year-round, while the scenic Camel Trail cycle path connects Padstow to Wadebridge and beyond, making it popular with cycling enthusiasts and walkers. The harbour itself remains active with fishing boats, adding to the authentic maritime character that defines daily life in the town. We have found that buyers are drawn to this combination of professional amenities and traditional Cornish charm.
The local housing stock reflects Padstow's heritage, with the old town area containing numerous period cottages and character residences built using traditional Cornish methods. Local stone and slate roofing feature prominently on older properties, many of which predate the twentieth century. The presence of The Cross House, a prominent Grade II listed building in the old town just yards from the harbour, indicates the architectural significance of the area and suggests conservation considerations may apply to period properties. Our inspectors frequently note that older properties in Padstow often require careful assessment due to their traditional construction methods and age.
Flood risk is a relevant consideration for buyers given Padstow's coastal location and proximity to the Camel Estuary. Properties with estuary views are highly prized but carry potential flood risk assessments that buyers should factor into their decision-making process. The town's economy relies heavily on tourism, fishing, and related hospitality sectors, creating a seasonal dynamic that influences the housing market, including demand for holiday lets and second homes. This seasonal pattern means the market can fluctuate throughout the year, with spring and summer typically bringing increased activity as second-home owners and holiday-let investors become more active.
The impact of tourism on the Padstow property market cannot be overstated. During peak season, the town's population can swell significantly, creating demand for holiday accommodation that influences both the sales and rental markets. Many properties are purchased specifically for holiday-let potential, which affects pricing and the types of properties available. Our data shows that the premium end of the market, particularly properties with harbour views or walking distance to amenities, attracts buyers from across the UK seeking Cornish coastal retreats. Local agents we work with report strong interest from buyers looking to invest in the holiday-let sector, though recent regulatory changes have influenced some purchasing decisions.
Sellers in Padstow can choose between traditional high-street agents with physical office presence and modern online alternatives offering fixed-fee services. The local market is well-served by established Cornish agencies with deep roots in the community. Cole Rayment & White, based in Padstow itself, maintains the strongest market presence with 134 active listings and a 22.3% market share, averaging £723,322 across their portfolio. Their long-established local presence provides valuable insight into the specific dynamics of the Padstow market, and our team has observed their consistent performance over time. --- NEXT ---
Cornwall Estates operates from Padstow with 24 listings averaging £722,245, capturing 18.5% of the market. Jackie Stanley, also Padstow-based, focuses on the premium sector with an average asking price of £821,739 across 23 listings, representing 17.7% market share. These local specialists understand the nuances of selling properties in a tourism-driven coastal market and can provide targeted advice on positioning period properties and waterfront homes. Traditional percentage-based fees typically range from 1% to 3% plus VAT, with sole agency agreements lasting 8 to 16 weeks. We have found that local knowledge makes a significant difference when marketing properties in this distinctive market. --- NEXT ---
Online agents offer fixed-fee alternatives, typically charging between £999 and £1,999 regardless of property value. For Padstow's higher-value properties, this can represent significant savings compared to percentage-based fees. However, the personal service, local market knowledge, and established networks of established agents like Cole Rayment & White, Cornwall Estates, and Jackie Stanley often prove valuable in a market where personal relationships and local expertise matter. Multi-agency agreements, which involve instructing more than one agent, typically incur higher total fees but can accelerate sales in competitive market conditions. Our analysis suggests that for premium properties in particular, the right local agent can add substantial value beyond their fee. --- NEXT ---
Look for agents with established presence in Padstow who understand the local market dynamics, tourism influence, and seasonal variations. Check their current listings and average prices to ensure they align with your property type. We recommend focusing on agents based in the town itself, as they typically have stronger local networks and buyer connections.
Request valuations from multiple agents to understand your property's market value. Be wary of agents who overprice to win your business, as unrealistic pricing leads to extended marketing times and reduced final sale prices. Our data shows that properties priced correctly from the outset perform significantly better in the current market conditions.
Review each agent's market share, listing-to-sale ratio, and time-on-market averages. Agents with strong local presence like those based in Padstow typically have established buyer networks and local knowledge advantages. We have found that agents with consistent market share tend to deliver more predictable outcomes for sellers.
Compare percentage-based fees against fixed-fee alternatives. For higher-value Padstow properties, calculate the total cost difference and weigh the benefits of comprehensive service against potential savings. Remember that fees are negotiable, and many agents will adjust their rates for higher-value instructions. Our experience shows that most agents are open to negotiation, particularly for premium properties.
Understand the agreement duration, sole versus multi-agency terms, and what happens if you decide to switch agents. Standard sole agency agreements run for 8-16 weeks. We advise clarifying all terms before signing, including what happens if your property does not sell within the agreed period.
Estate agent fees are negotiable. Many agents will reduce their rates, particularly for higher-value properties. Use competitive quotes from multiple agents as leverage in negotiations. Our team has observed that sellers who negotiate effectively can often secure better terms without compromising on service quality.
Before instructing any estate agent, always obtain at least three free valuations from different agencies. This gives you a realistic price benchmark and leverage for negotiation. Be cautious of agents who value your property significantly higher than others, as this often indicates overoptimistic pricing designed to win your instruction.
Bedroom count significantly influences property values in the Padstow market. Three-bedroom properties dominate the current listings with 57 homes available at an average asking price of £601,865, representing strong demand from families and those seeking holiday let investments. Two-bedroom properties, popular with first-time buyers and smaller families, number 27 listings with an average price of £399,402. The balance of supply and demand varies significantly across bedroom counts, which affects both pricing strategy and marketing timeframes. --- NEXT ---
The premium end of the market centres on larger properties. Four-bedroom homes command an average of £952,727 across 22 listings, while five-bedroom properties average £1,288,235 with 17 available. Six-bedroom properties, often substantial period homes or luxury developments, average £1,533,333 across just 3 listings. At the lower end, one-bedroom properties average £375,000 across 3 listings, with these typically being flats or compact period properties suitable for first-time buyers or investment purposes. Our analysis shows that larger properties, while commanding higher prices, often face a more targeted buyer pool requiring specialised marketing approaches. --- NEXT ---
For sellers, understanding bedroom-based pricing helps position your property competitively. Three-bedroom homes face the most competition with 53 listings available, meaning accurate pricing and quality marketing are essential. Four and five-bedroom properties face less competition but target a smaller pool of buyers, requiring agents with strong connections to high-net-worth individuals and those seeking premium coastal retreats. We have found that working with an agent who understands your target buyer profile can significantly impact sale outcomes, particularly for properties at the extremities of the market.
The Padstow market shows interesting distribution across price brackets, with properties spanning from accessible entry points to luxury retreats. At the lower end, 2 properties are listed under £100,000, typically representing smaller flats or properties requiring significant renovation. Between £100,000 and £200,000, there are 5 listings, while the £200,000 to £300,000 bracket contains 15 properties, mostly terraced homes and smaller period properties suitable for first-time buyers or holiday investments. --- NEXT ---
The middle market, spanning £300,000 to £750,000, represents the largest portion of available stock with 58 listings across these brackets. This includes the popular three-bedroom terraced and semi-detached properties that appeal to families and those seeking permanent residences in the area. At the upper end, 22 properties exceed £1,000,000, predominantly detached homes with premium features, waterfront locations, or substantial period properties in the old town. Understanding where your property sits in this distribution helps set realistic expectations and identify the most suitable agents for your specific situation. --- NEXT ---
Achieving the best price for your Padstow property requires strategic pricing from the outset. Properties priced correctly for the current market conditions tend to attract more viewings, generate competing offers, and sell within realistic timeframes. The gap between average asking prices (£723,322) and sold prices (around £617,500) suggests that realistic initial pricing is essential for successful sales in the current market conditions. Our team has observed that properties requiring significant price reductions often achieve lower final sale prices than those initially marketed at realistic levels. --- NEXT ---
Padstow's housing stock reflects its rich architectural heritage, with properties spanning several centuries of building traditions. The old town area features numerous period cottages and traditional Cornish stone buildings, many constructed using local stone walls with traditional slate or clay tile roofs. These older properties, while full of character, often require specialist knowledge marketing and sales, as buyers need to understand the maintenance requirements associated with traditional construction methods.
The prevalent building materials in Padstow include local Cornish stone for walls, traditional slate roofing, and in some cases, render finishes that are characteristic of the region. Many period properties feature original timber windows and doors, which contribute to their character but may require updating to meet modern energy efficiency standards. Our inspectors have noted that damp penetration can be a concern in older properties, particularly those with solid walls rather than cavity wall construction, and this is something buyers should factor into their assessment.
Newer developments in the area, including the bungalow developments and shared ownership properties mentioned earlier, utilise modern construction methods with conventional cavity wall insulation and modern roofing systems. These properties typically offer lower maintenance requirements and better energy efficiency, making them attractive to buyers seeking convenience or those purchasing as holiday lets where turnaround time between guests matters. The contrast between period and modern stock creates distinct market segments, each requiring different marketing approaches and agent expertise.
114 properties currently listed across Padstow. Here are the most recently added.
£600,000
Detached, 4 bed
Grenville Road, PL28 8EX
£600,000
Detached, 4 bed
Grenville Road, PL28 8EX
Smoothsale
-1d ago
New Build
£549,995
Bungalow
Percy Mews, PL28 8FJ
New Build
£549,995
Bungalow
Percy Mews, PL28 8FJ
Bradleys
-3d ago
New Build
£649,995
Bungalow, 3 bed
Percy Mews, PL28 8FJ
New Build
£649,995
Bungalow, 3 bed
Percy Mews, PL28 8FJ
Bradleys
-4d ago
£950,000
Bungalow, 4 bed
Dobbin Close, PL28 8QS
£950,000
Bungalow, 4 bed
Dobbin Close, PL28 8QS
John Bray & Partners
-4d ago
£375,000
Apartment, 1 bed
North Quay, PL28 8AF
£375,000
Apartment, 1 bed
North Quay, PL28 8AF
Jackie Stanley
-8d ago
£895,000
Detached, 5 bed
PL28 8RY
£895,000
Detached, 5 bed
PL28 8RY
Savills
-12d ago
£620,000
House, 3 bed
New Street, PL28 8EA
£620,000
House, 3 bed
New Street, PL28 8EA
Jackie Stanley
-12d ago
£295,000
Terraced, 2 bed
Sarahs View, PL28 8DU
£295,000
Terraced, 2 bed
Sarahs View, PL28 8DU
Cole Rayment & White
-13d ago
£825,000
Detached, 3 bed
Trevone Road, PL28 8QJ
£825,000
Detached, 3 bed
Trevone Road, PL28 8QJ
Cole Rayment & White
-19d ago
£589,000
Detached, 3 bed
Polpennic Drive, PL28 8FL
£589,000
Detached, 3 bed
Polpennic Drive, PL28 8FL
Cornwall Estates
-19d ago
New Build
£574,995
Bungalow, 3 bed
Percy Mews, PL28 8FJ
New Build
£574,995
Bungalow, 3 bed
Percy Mews, PL28 8FJ
Bradleys
-20d ago
£800,000
Detached, 3 bed
Greenlane, PL28 8RY
£800,000
Detached, 3 bed
Greenlane, PL28 8RY
Cole Rayment & White
-20d ago
Get free, no-obligation valuations from the top-performing local agents. Compare fees, services, and track records before you decide.
Compare Agents FreeBased on current market data, Cole Rayment & White leads with 29 active listings and 22.3% market share, followed by Cornwall Estates with 24 listings (18.5% share) and Jackie Stanley with 23 listings (17.7% share). All three are based in Padstow itself and possess deep local market knowledge essential for selling properties in this distinctive coastal town. Their established presence gives them access to buyer networks and local insights that newer or online-only agents typically cannot match. Stratton Creber also maintains a significant presence with 14 listings, making them another notable option for sellers in the area.
Estate agent fees in Padstow typically range from 1% to 3% plus VAT (1.2% to 3.6% total), consistent with national averages. For a property at the current average asking price of £723,322, this translates to fees between approximately £8,680 and £26,039. Some agents offer fixed-fee options, which can be more cost-effective for higher-value properties. Online agents typically charge between £999 and £1,999 regardless of property value, which for Padstow's premium properties can represent significant savings. However, traditional agents often provide more comprehensive services including photography, marketing, and dedicated staff handling viewings and negotiations. --- NEXT ---
Property prices in the PL28 postcode increased by 4.46% over the last 12 months according to Property Solvers, indicating renewed stability in the market. However, home.co.uk listings data indicates sold prices are down 40% compared to the previous year and 44% below the 2022 peak of £723,322. The market shows signs of normalisation after the pandemic-era boom, with the recent price increase suggesting renewed confidence among buyers and sellers. We believe the current market conditions favour realistic pricing and patient sellers who understand the local dynamics. --- NEXT ---
Padstow features a premium coastal property market with an average asking price of £723,322 across 134 current listings. The market is dominated by terraced properties and period cottages in the old town, with newer developments including bungalows and shared ownership options. Tourism drives significant demand for holiday lets and second homes, creating a seasonal element to market activity. The rental market is limited with only 3 properties currently available, suggesting potential opportunities for buy-to-let investors. The current market favours well-priced properties in good condition, with realistic expectations being key to successful sales. --- NEXT ---
There were 48 residential property sales in the PL28 postcode over the last year, representing a decrease of 17 transactions compared to the previous year. Over the last decade, 978 properties have sold in Padstow, with the most recent sale recorded in October 2025, indicating ongoing market activity despite the year-on-year reduction in transaction volumes. The decrease reflects broader national trends and the stabilisation following the pandemic-era property boom. Despite the reduction, Padstow remains an active market with consistent demand for quality properties in this sought-after coastal location.
The current market offers diverse property types: 27 detached homes averaging £1,113,667, 24 terraced properties at £457,410 average, 13 semi-detached homes at £461,458, and 3 flats averaging £476,650. Three-bedroom properties dominate with 57 listings, while the market also includes luxury options exceeding £1 million. The price distribution shows 22 properties listed over £1 million, reflecting Padstow's status as a premium coastal destination. New build opportunities include bungalow developments and shared ownership properties, providing options for various buyer requirements and budgets. --- NEXT ---
Yes, several new build opportunities exist including detached three-bedroom bungalows, the St Petroc Shared Ownership development offering two and three-bedroom houses, and planning permission for three luxury townhouses near the harbour. New dormer bungalow developments are also available, providing options for various buyer requirements. 18 Soldon Close offers shared ownership with a minimum 25% share available, making it an accessible option for first-time buyers. The Atlas Jasmine Lodge at Padstow Holiday Village provides another alternative for those seeking holiday accommodation or lifestyle purchases in the area.
Prioritise agents with established local presence in Padstow who understand the coastal market dynamics, tourism influence, and period property characteristics. Look for strong market share, realistic valuations, and relevant experience with properties similar to yours. Agents based in the town, such as Cole Rayment & White, Cornwall Estates, and Jackie Stanley, typically offer the deepest local knowledge. We recommend checking their current listings to ensure they actively trade properties in your price range and type. Ask about their experience with period properties if you are selling an older home, as this requires specific marketing approaches and buyer networks.
The rental market in Padstow is relatively small with only 3 current listings, averaging £1,367 per month. Miller Countrywide manages the majority of rental stock with 2 properties at £1,300 PCM, while Philip Martin handles one premium listing at £1,750 PCM. This limited supply suggests potential opportunities for buy-to-let investors, though the seasonal nature of tourism creates unique considerations for landlords. Holiday lets typically command higher returns than standard residential rentals, but require more active management and are subject to different regulatory requirements.
Padstow's old town contains numerous period properties that may fall within conservation areas, and specific buildings like The Cross House are Grade II listed. Properties in these categories may face restrictions on alterations and require specialist surveys beyond standard RICS assessments. Sellers should be aware that conservation area status can affect property values both positively, through preserved character, and negatively, through limitations on potential modifications. Our team recommends obtaining specialist advice when selling listed buildings or properties in conservation areas to ensure all requirements are met.
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Compare 21 local agents, data from 130 active listings
Find AgentsHomemove is a trading name of HM Haus Group Ltd (Company No. 13873779, registered in England & Wales). Homemove Mortgages Ltd (Company No. 15947693) is an Appointed Representative of TMG Direct Limited, trading as TMG Mortgage Network, which is authorised and regulated by the Financial Conduct Authority (FRN 786245). Homemove Mortgages Ltd is entered on the FCA Register as an Appointed Representative (FRN 1022429). You can check registrations at NewRegister or by calling 0800 111 6768.
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