11 Southlands, Heavitree, Exeter, EX1 2QQ

UPRN:100040217088-Beds -Built 1950-1966

Tenure: -Council Tax: Band BEPC: C (71)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

11 Southlands, Heavitree, Exeter, EX1 2QQ

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£527,000

£422k - £633kLow

Estimate

£527k

Range

£422k – £633k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

11 Southlands earns an INVESTIGATE rating with HP Score 82/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (87/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

59/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

87/ 100

Excellent

Transit & Bike

Transit 21Bike 68

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% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1100/mo (tenanted)· as of 6 Nov 2026
Stress margin0/30
stressed cash flow -524/mo, -48% 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 6 Nov 2026
Risk & liquidity9.2/15
315 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.

Evidence

Where every number comes from

listing_factscontractual rent 1100/mo (tenanted)Rental economics · as of 6 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 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
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. 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£527,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-0.5%

5y Growth+2.0%

10y Growth+3.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0EX1 2QQ

Approval Rate

-12mo

Development

low

26/1627/VOC
Variation of Condition 2 (plans condition) of consent reference 26/0983/FUL, approved 26/08/2026 to show changes to the proposed annexe in respect of plan layout, the addition of a porch, window alterations to the main elevation, and the insertion of a brick band.
Pending
26/1628/VOC
Variation of Condition 2 (plans condition) of consent reference 26/0984/LBC approved 26/08/2026 to show changes to the proposed annexe in respect of plan layout, the addition of a porch, window alterations to the main elevation, and the insertion of a brick band.
Pending
26/1622/FUL
Temporary staff car park to serve Royal Devon and Exeter Hospital (retrospective).
Pending

View Planning Timeline

Ownership

Corporate Ownership60.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,531

Population Density6,127 /km²

Owner Occupied65%

Age Distribution

0-15 15%16-64 70%65+ 15%

View Area Profile

Schools Nearby

Exeter School
0.3 mi
Inspected by ISI
Ladysmith Infant & Nursery School
0.3 mi
Inspected as Ladysmith Infant & Nursery School (URN 113080) on 21 Feb 2023
Ladysmith Junior School
0.3 mi
Inspected as Ladysmith Junior School (URN 113081) on 22 May 2024
St Michael's Church of England Primary Academy
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

2 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 Clystlands House Fore Street
-
£190k
-
4 Clystlands House Fore Street
-
£145k
-
3 Clystlands House Fore Street
-
£138k
-
4 Clystlands House Fore Street
-
£140k
-

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