About £305,000 gets you the middle of the Probus market. Detached costs half as much again as a terrace. The market is small enough that a dozen sales can move the picture. Nothing here is cheap, and nothing here is Rock. That combination is the whole story of the village in one number.
The Land Registry recorded 35 sales in the year to May 2026, with a median of around £305,000. Detached houses came in at a median of about £412,500 across 14 sales, semi-detached around £280,000 across 8, and terraces about £257,500 across 13. Thirty-five sales is not a lot of transactions to build a picture from, so treat the type-level medians as a shape rather than a ruler.
The published house price index for the area put the average at roughly £280,000 as of May 2026, up about 4% over twelve months and up around 11% over five years. Flats went the other way, down about 0.4% over the year, which is a change so small it barely counts as a direction. Over the most recent month the index moved by around 0.1% down. None of that is a forecast; it is what the index has already recorded.
Council tax lands most households in band C, with about 24% of dwellings in bands A or B. A band D bill for this area runs to roughly £2,590 a year, which is the number worth holding up against whatever you currently pay.
Renting is measured across Cornwall rather than Probus specifically, and the typical private rent across the Cornwall area is about £1,000 a month, a mean from the national rent index rather than a median of what is advertised. By size, one-bedroom homes average around £690 a month, two beds about £880, three beds roughly £1,080, and four or more around £1,510.
On affordability, median household income for the area was about £47,600 gross, before tax, modelled for the financial year to March 2023. Set that against a £305,000 median and the arithmetic is the usual Cornish problem: the houses are priced by people arriving with money made elsewhere, and the local wage does the stretching. It is not the sharpest version of that problem in the county, but nobody buys a detached house here on a single local salary and a sense of optimism.
Of the sales we can measure, around 80% of them, the median price per square metre works out at roughly £3,700, against a typical matched floor area of about 81 square metres. That is a real house rather than a flat conversion, which is the point: you are paying Cornwall prices for genuine square footage and a garden, not for a clever layout.
The bedroom mix explains why. Three-bedroom homes make up about 47% of households, four or more another 23%, two beds around 22%, and one-bedroom homes just 7%, on the 2021 census count. If you want a small place here, the market has roughly one option in fourteen and no particular interest in your budget.
Probus sits comfortably in the middle on cost: not the bargain end of Cornwall, not the coastal premium either, with enough band A and B stock at the bottom to keep the door open for people who are not arriving with a London sale behind them.