Down Farm, Roborough, Winkleigh, EX19 8TF

UPRN:10002301788Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: D (58)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Down Farm, Roborough, Winkleigh, EX19 8TF

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£792,000

£753k - £832kHigh

Estimate

£792k

Range

£753k – £832k

Rent Estimate (pcm)

£2,450

£2k - £3k

Monthly

£2,450

Yield

3.87%

Verdict

Derived from HomePortfolio scores

Down Farm earns an INVESTIGATE rating with HP Score 56/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (0/100). 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)HM Land Registry sales matched to addressDefra 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

56/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

0/ 100

Low

Transit & Bike

Transit 10Bike 6

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 9 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +4.0% (HIGH), sold-comps -115.3%, £/sqft -115.4%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 10002301788· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.7%· as of 1 Nov 2026
Rental economics0/40
gross yield 3.9%; range width penalty ×0.67
- valuation_snapshotsrent estimate 2450/mo (range 2100-2750)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,536/mo, -63% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 97 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 9 Nov 2026
Risk & liquidity14.6/15
40 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£570,000£874,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£760,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,100-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £257,300
Net cash flow: -£869/mo
Cash on cash: -4.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.96 - 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_snapshotsestimate for 10002301788Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.7%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2450/mo (range 2100-2750)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 2450/mo (range 2100-2750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 97 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£792,000

Rent Estimate (pcm)£2,450

Gross Yield3.87%

1y Growth-

3y Growth-0.9%

5y Growth+0.6%

10y Growth+3.9%

Last Sold Price£625,000 (2019-12-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1EX19 8TF

Approval Rate

100%12mo

Development

low

1/0397/2025/AGMB
Prior notification for the change of use of agricultural building to 1 no. dwellinghouse and associated building operations under Class Q (Renewal of permission 1/0397/2018/AGMB) (Barn 2)
Approved
1/0396/2025/AGMB
Prior notification for the change of use of agricultural building to 1 no. dwellinghouse and associated building operations under Class Q (Renewal of permission 1/0220/2021/AGMB) (Barn 1)
Approved
1/0120/2024/DIS
Discharge of Biodiversity Gain Plan Informative of planning approval 1/0812/2024/FUL
Approved

View Planning Timeline

Ownership

Corporate Ownership70.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-12-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,752

Population Density35 /km²

Owner Occupied82%

Age Distribution

0-15 13%16-64 53%65+ 34%

View Area Profile

Schools Nearby

Beaford Community Primary & Nursery School
1.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Dolton Church of England Primary School
2.1 mi
GoodConcerns
High Bickington Church of England Primary Academy
3.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Clinton Church of England Primary School
3.9 mi
Inspected as The Clinton Church of England Primary School (URN 145844) on 21 Apr 2026

1 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Down Farm
-
£625k
-
Down Farm
-
£502k
-
Villavin
-
£425k
-
Villavin
-
£100k
-

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