River View, Westleigh, Bideford, EX39 4NN

UPRN:10012100513Detached Bungalow3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band CEPC: D (62)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

River View, Westleigh, Bideford, EX39 4NN

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£473,000

£449k - £496kHigh

Estimate

£473k

Range

£449k – £496k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

4.40%

Verdict

Derived from HomePortfolio scores

River View earns an INVESTIGATE rating with HP Score 60/100. Investment score 51/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (5/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

51/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

5/ 100

Low

Transit & Bike

Transit 3Bike 39

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 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 +4.9% (HIGH)] → 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 12 Oct 2026
- valuation_snapshotsestimate for 10012100513· as of 12 Oct 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.84
- valuation_snapshotsrent estimate 1650/mo (range 1500-1800)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -816/mo, -49% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 33 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 2 Nov 2026
Risk & liquidity14.7/15
428 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

£337,500£517,500

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£450,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,500-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£376/mo
Cash on cash: -3.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - 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 10012100513Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1650/mo (range 1500-1800)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1650/mo (range 1500-1800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 33 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£473,000

Rent Estimate (pcm)£1,650

Gross Yield4.40%

1y Growth-

3y Growth-4.7%

5y Growth+0.4%

10y Growth+2.7%

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

0EX39 4NN

Approval Rate

-12mo

Development

low

82411
Notification of works to trees in a conservation area in respect of removal of 1x hornbeam tree (T1), selective reduction of 1x macrocarpa tree (T2) and crown lift of beech tree group (T3)
Pending
79495
Approval of details in respect of discharge of the statutory Biodiversity Gain Condition and condition 6 (Habitat Management and Monitoring Plan) attached to planning permission 79211 (part retrospective change of use of land to residential curtilage and erection of garage/garden store and associated works) (amended description)
Approved
79211
Part retrospective change of use of land to residential curtilage and erection of garage/garden store and associated works
Approved

View Planning Timeline

Ownership

Corporate Ownership61.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
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£28,386

Population Density49 /km²

Owner Occupied72%

Age Distribution

0-15 11%16-64 54%65+ 35%

View Area Profile

Schools Nearby

Appledore School
1.1 mi
Good
St Mary's CofE Primary School
1.3 mi
Inspected as St Mary's Church of England Primary School (URN 113385) on 29 Mar 2023
St Margaret's Church of England Junior School
1.5 mi
Inspected as St Margaret's Church of England (Aided) Junior School (URN 113453) on 10 Mar 2020
St George's CofE Infant and Nursery School
1.5 mi
Report card2025
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Ivy Cottage
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£425k
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Stoney Barton
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Crossways
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£518k
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Plovers Barron
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£520k
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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