Compass Cottage, Stoke Hill, Exeter, EX4 7JH

UPRN:10013043927Detached HouseBeds -Built before 1900

FreeholdCouncil Tax: Band GEPC: D (57)

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

Compass Cottage, Stoke Hill, Exeter, EX4 7JH

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,393,000

£1.32M - £1.46MHigh

Estimate

£1.39M

Range

£1.32M – £1.46M

Rent Estimate (pcm)

£9,400

£9k - £10k

Monthly

£9,400

Yield

9.02%

Verdict

Derived from HomePortfolio scores

Compass Cottage earns an INVESTIGATE rating with HP Score 73/100. Investment score 61/100 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 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

73/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

37/ 100

Mixed

Transit & Bike

Transit 4Bike 38

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 9 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +10.3% (HIGH), sold-comps -22.8%, £/sqft -22.8%] → 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 10013043927· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.1%· as of 28 Oct 2026
Rental economics31.1/40
gross yield 9.0%; range width penalty ×0.97
- valuation_snapshotsrent estimate 9400/mo (range 8850-9950)· as of 12 Oct 2026· verify before relying on this
Stress margin16/30
stressed cash flow +1,506/mo, +16% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 9 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 111 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
457 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 sensitivityScores 80+ up to £1,000,000

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£9,400/mo

Evidenced range £8,850-£9,950

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: £2,289/mo
Cash on cash: 6.2%
Score at this price: 62

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.23 - clears 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 10013043927Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.1%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 9400/mo (range 8850-9950)Rental economics · as of 12 Oct 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 reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 9400/mo (range 8850-9950)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 111 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Set your walk-away price before viewing - above £1,000,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£1,393,000

Rent Estimate (pcm)£9,400

Gross Yield9.02%

1y Growth-

3y Growth-1.2%

5y Growth+1.8%

10y Growth+2.9%

Last Sold Price£995,000 (2017-08-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideModerate
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0EX4 7JH

Approval Rate

-12mo

Development

low

26/1552/FUL
Change of use of dwelling (C3 use) to house in multiple occupation (C4 use) for 4 people.
Pending
26/1548/DISPO
Discharge clause 25.1 of Schedule 1 Part 4 (Valley Park Specification) of Unilateral Undertaking/S106 (as amended) dated 25 July 2022 (as amended by deeds 07 February 2023, 25 July 2023, and 15 May 2025) relating to planning permission 20/0538/OUT: Outline application for up to 93 residential dwellings (Approval sought for details of access only, with scale, layout, appearance and landscaping all reserved for future consideration).
Pending
26/1482/DIS
Part-discharge condition 8 (Highway infrastructure details) for phases 1 and 2 (as identified on the phasing plan approved by amendment 26/0848/NMA) of reserved matters approval 23/174/RES (as amended by 26/0848/NMA) - Approval of reserved matters of layout, scale, appearance and landscaping pursuant to planning permission ref. 20/0538/OUT for the erection of 93 dwellings with associated access, drainage, open space, play area and landscaping.
Conditions

View Planning Timeline

Ownership

Corporate Ownership60%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-08-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,531

Population Density-

Owner Occupied77%

Age Distribution

0-15 14%16-64 59%65+ 27%

View Area Profile

Schools Nearby

Stoke Hill Junior School
0.5 mi
Good
Stoke Hill Infant and Nursery School
0.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St James School
0.9 mi
Good
Willowbrook School
1.0 mi
Inspected as Willowbrook School (URN 132778) on 28 Jun 2022

1 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Coach House Stoke Hill
-
£840k
-
The Grange Stoke Hill
-
£985k
-
Compass Cottage Stoke Hill
-
£995k
-
Coach House Stoke Hill
-
£855k
-

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