Legars House, Clyst St. Lawrence, Cullompton, EX15 2NR

UPRN:10000262233Detached House6 bedsBuilt before 1900

FreeholdCouncil Tax: Band FEPC: D (65)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Legars House, Clyst St. Lawrence, Cullompton, EX15 2NR

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

16 of 21 sources

Sale Estimate

£940,000

£752k - £1.13MLow

Estimate

£940k

Range

£752k – £1.13M

Rent Estimate (pcm)

£3,650

£3k - £4k

Monthly

£3,650

Yield

4.61%

Verdict

Derived from HomePortfolio scores

Legars House earns an INVESTIGATE rating with HP Score 60/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (2/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

2/ 100

Low

Transit & Bike

Transit 21Bike 14

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.6%; range width penalty ×0.82
- valuation_snapshotsrent estimate 3650/mo (range 3300-4000)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,455/mo, -40% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026
Risk & liquidity9.2/15
252 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£950,000

At the asking price

Monthly rent£3,650/mo

Evidenced range £3,300-£4,000

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: -£679/mo
Cash on cash: -2.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsrent estimate 3650/mo (range 3300-4000)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3650/mo (range 3300-4000)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£940,000

Rent Estimate (pcm)£3,650

Gross Yield4.61%

1y Growth-

3y Growth-3.5%

5y Growth+0.7%

10y Growth+2.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0EX15 2NR

Approval Rate

-12mo

Development

low

26/0184/FUL
Change of use of agricultural buildings to commercial stables and erection of a new commercial stable building (retrospective).
Conditions
25/1039/LBC
Structural repairs and associated works to include: pattress plate & tie rods to tie external wall back to fireplace reveals; pattress plate and tie rods to external wall back to first floor structure via timber floor beam and pattress plates and tie rods to tie external wall back to 1st floor structure passing through existing joists and solid timber noggings
Conditions
25/0315/R77
Prior approval application to convert existing farm building to a residential dwelling with associated development
Conditions

View Planning Timeline

Ownership

Corporate Ownership70.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,154

Population Density41 /km²

Owner Occupied61%

Age Distribution

0-15 16%16-64 60%65+ 24%

View Area Profile

Schools Nearby

Clyst Hydon Primary School
1.0 mi
Good
The Duchy School Bradninch
2.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Plymtree Church of England Primary School
2.3 mi
Good
Whimple Primary School
2.6 mi
Good

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

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Comparables

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Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN