Village Spotlight: Living in Probus, Cornwall

Set in the heart of central Cornwall, Probus is one of the area’s most desirable villages for buyers seeking a strong sense of community, excellent everyday amenities, and convenient access to nearby towns. Located approximately six miles east of Truro, Probus continues to attract interest from families, professionals, and those relocating within Cornwall.

As a trusted independent estate agency in Truro and across Cornwall, Philip Martin has extensive experience advising buyers and sellers in Probus. This village spotlight explores what makes Probus such a popular place to live — and why it remains consistently in demand.

Where Is Probus?

Probus occupies a central position in Cornwall, sitting just east of Truro and a short distance west of St Austell. The village benefits from excellent road links via the A390, providing straightforward access across the county.

This location makes Probus particularly appealing to those who want a village lifestyle without sacrificing convenience, whether commuting to Truro, travelling further afield, or accessing Cornwall’s coast and countryside.

Village Life & Local Amenities in Probus, Cornwall

Probus is a thriving and well-established community with an excellent range of everyday facilities — a key reason property in the village remains in consistent demand.

Amenities include a parish church, public house, primary school, village hall, farm shop, and general stores with post office. Unusually for a village of its size, Probus also offers a Chinese takeaway and a traditional fish and chip shop, adding to its practicality for day-to-day living.

A regular bus service connects Probus to both Truro and St Austell, making it a practical option for commuters and families alike. Truro provides a wider range of services including banks, building societies, secondary schools, colleges, and a mainline railway station with direct services to London Paddington.

Beyond the village itself, Probus is well positioned for exploring some of Cornwall’s most attractive areas, including the Roseland Peninsula and many of the beaches along the south Cornish coast.

Property in Probus

The property market in Probus is varied, offering a mix of character cottages, traditional family homes, and more modern housing. This diversity contributes to the village’s broad appeal and long-term popularity.

Well-presented family houses and properties offering gardens, parking, or a favourable position within the village tend to attract strong interest. Character homes continue to appeal to buyers seeking village charm and a sense of history, while modern properties attract those looking for efficiency and lower maintenance.

Property Values & Market Demand in Probus

Probus remains one of the most consistently sought-after villages in the Truro area, driven by its strong community feel, central location, and ease of access to surrounding towns.

Rather than focusing on a single “average” price, values in Probus are best understood by considering property type, location within the village, and overall presentation:

• Traditional family houses in good condition typically attract interest in the mid-£300,000s to £400,000+ range, depending on size and setting

• Larger detached homes and properties with gardens, parking, or outlook often achieve stronger results when marketed effectively

• Character cottages and period homes continue to appeal to buyers seeking long-term lifestyle value

Buyer demand is commonly driven by families, professionals commuting to Truro, and those relocating within Cornwall who want a village environment without feeling remote. As with any local market, outcomes vary from property to property, with accurate pricing and presentation playing an important role in achieving a successful sale.

What This Means for Sellers in Probus

For homeowners considering a sale, Probus continues to offer a positive selling environment when supported by realistic pricing, good presentation, and informed local advice. Understanding how your property compares with others in the village — rather than relying on broad averages — is key when setting expectations and choosing a route to market.

Is Probus Right for You?

Probus appeals to a wide range of buyers, including:

• Families seeking a village community with local schooling

• Professionals looking for convenient access to Truro and St Austell

• Buyers relocating within Cornwall who value central access

• Those seeking a balance of countryside, coast, and connectivity

Its combination of amenities, location, and community continues to make it one of the most attractive villages in the Truro area.

Frequently Asked Questions About Living in Probus

Where is Probus in Cornwall?
Probus is located in central Cornwall, approximately six miles east of Truro and a short distance west of St Austell.

Is Probus a good village for families?
Yes. Probus is popular with families due to its primary school, community atmosphere, and access to wider education and services in Truro.

What types of property are available in Probus?
Property in Probus includes character cottages, traditional family houses, and more modern homes, offering choice for a range of buyers.

How does Probus compare to living in Truro?
Probus offers a quieter village lifestyle while remaining close to Truro’s employment, retail, transport links, and cultural amenities.

Is Probus well connected for travel?
Yes. The village has regular bus services to Truro and St Austell, with Truro providing mainline rail links to London Paddington.

Why Choose Philip Martin

Philip Martin is a trusted independent estate agency in Truro and across Cornwall, offering professional services in property sales, lettings, valuations, surveying, and auctions. With over 40 years’ experience, we combine in-depth local knowledge with expert guidance to achieve the best results for our clients.

If you’re considering buying or selling property in Probus, our team would be pleased to provide professional, no-obligation advice based on current local market conditions. Start your search here.