5 Clifton Road, Exeter, EX1 2BR

UPRN:100040208154Terrace Property6 bedsBuilt before 1900

FreeholdCouncil Tax: Band BEPC: C (70)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£373,000

£336k - £411kMedium

Estimate

£373k

Range

£336k – £411k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

4.57%

Verdict

Derived from HomePortfolio scores

5 Clifton Road earns an INVESTIGATE rating with HP Score 58/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (97/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

58/ 100

Mixed

Investment Score

61/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 46Bike 66

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 13 Nov 2026

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

Valuation edge1.9/15
claims [AVM -40.8% (MEDIUM), sold-comps +17.7%, £/sqft +17.7%] → measured edge +0.38pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100040208154· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.5%· as of 10 Nov 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.95
- valuation_snapshotsrent estimate 2000/mo (range 1900-2150)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -875/mo, -44% 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 13 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 298 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 13 Nov 2026
Risk & liquidity12.8/15
315 sales/12mo in area; valuation range width 20%
- 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

£394,000£604,000

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£525,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,900-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £175,050
Net cash flow: -£387/mo
Cash on cash: -2.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - 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 100040208154Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 20.5%Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 2000/mo (range 1900-2150)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 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 2000/mo (range 1900-2150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 298 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£373,000

Rent Estimate (pcm)£2,000

Gross Yield4.57%

1y Growth-

3y Growth-0.5%

5y Growth+2.0%

10y Growth+3.1%

Last Sold Price£247,000 (2007-01-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1EX1 2BR

Approval Rate

100%12mo

Development

low

26/1667/PDCD
Application to determine whether prior approval is required for the proposed conversion of the ground and lower ground floors from offices to a dwellinghouse under Part 3 Class MA of the GPDO.
Pending
26/1663/CAT
All trees are located in the rear garden of 1 Bicton Place. There are four Common Lime trees along the rear (South-east) wall of the garden and one Strawberry Tree. It is proposed to remove all five trees.
Pending
26/1652/FUL
Use of detached self-contained annexe and gym as one detached dwelling
Pending

View Planning Timeline

Ownership

Corporate Ownership60.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2007-01-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,531

Population Density6,859 /km²

Owner Occupied21%

Age Distribution

0-15 9%16-64 80%65+ 11%

View Area Profile

Schools Nearby

Newtown Primary School
0.1 mi
Inspected as Newtown Primary School (URN 113083) on 14 Sep 2021
St Sidwell's Church of England Primary School & Nursery
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Maynard School
0.2 mi
Inspected by ISI
Exeter Mathematics School
0.4 mi
-

2 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

8 Clifton Road
-
£345k
-
7 Clifton Road
-
£272k
-
8 Clifton Road
-
£245k
-
4 Clifton Road
-
£290k
-

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