Downmead Care Home, Culmstock Road, Hemyock, Cullompton, EX15 3RJ

UPRN:100041129352Detached House8 bedsBuilt 1950-1966

FreeholdCouncil Tax: -EPC: E (45)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Downmead Care Home, Culmstock Road, Hemyock, Cullompton, EX15 3RJ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,252,000

£1.00M - £1.50MLow

Estimate

£1.25M

Range

£1.00M – £1.50M

Rent Estimate (pcm)

£4,850

£4k - £5k

Monthly

£4,850

Yield

4.49%

Verdict

Derived from HomePortfolio scores

Downmead Care Home earns an INVESTIGATE rating with HP Score 67/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (37/100). 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 listingsMarket 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

67/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

37/ 100

Mixed

Transit & Bike

Transit 9Bike 16

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 4.5%; range width penalty ×0.77
- valuation_snapshotsrent estimate 4850/mo (range 4350-5400)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,029/mo, -42% 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 3 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£1,295,000

At the asking price

Monthly rent£4,850/mo

Evidenced range £4,350-£5,400

Interest rate5.4%

Loan to value75%

Cash required: £463,050
Net cash flow: -£1,013/mo
Cash on cash: -2.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - 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 4850/mo (range 4350-5400)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 4850/mo (range 4350-5400)

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£1,252,000

Rent Estimate (pcm)£4,850

Gross Yield4.49%

1y Growth-

3y Growth-3.5%

5y Growth+0.7%

10y Growth+2.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideSignificant
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1EX15 3RJ

Approval Rate

0%12mo

Development

low

26/01220/CLP
Certificate of lawfulness for the proposed conversion of part of the existing integral garage/workshop to garden room
Pending
26/00886/FULL
Erection of a storage/workshop/home office outbuilding
Pending
26/00914/FULL
Creation of footpath and relocation of boundary walls (Revised Scheme)
Approved

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 (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,908

Population Density70 /km²

Owner Occupied70%

Age Distribution

0-15 19%16-64 56%65+ 25%

View Area Profile

Schools Nearby

Hemyock Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Culmstock Primary School
1.8 mi
GoodConcerns
Sampford Arundel Community Primary School
3.6 mi
-
Uffculme Primary School
3.8 mi
Good

4 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Perivale Culmstock Road
-
£295k
-
Cashlin Cottage Culmstock Road
-
£213k
-
Cheritons Culmstock Road
-
£883k
-
Westward Culmstock Road
-
£115k
-

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