10 St Pauls Close, Burnthouse Lane, Exeter, EX2 6EL

UPRN:10023120551Purpose Built Flat2 bedsBuilt 2012 onwards

LeaseholdCouncil Tax: Band BEPC: B (81)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

10 St Pauls Close, Burnthouse Lane, Exeter, EX2 6EL

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£105,000

£94k - £115kMedium

Estimate

£105k

Range

£94k – £115k

Rent Estimate (pcm)

£500

£450 - £500

Monthly

£500

Yield

4.00%

Verdict

Derived from HomePortfolio scores

10 St Pauls Close earns an INVESTIGATE rating with HP Score 72/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (73/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

37/ 100

Elevated

Walkability

73/ 100

High

Transit & Bike

Transit 15Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge1.9/15
claims [AVM -42.9% (MEDIUM), sold-comps +21.9%, £/sqft +21.8%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 10023120551· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 16.6%· as of 28 Oct 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×1.00
- valuation_snapshotsrent estimate 500/mo (range 450-500)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -395/mo, -79% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 34 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 4 Nov 2026
Risk & liquidity12.8/15
469 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

£112,500£172,500

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£150,000

At the asking price

Monthly rent£500/mo

Evidenced range £450-£500

Interest rate5.4%

Loan to value75%

Cash required: £46,800
Net cash flow: -£160/mo
Cash on cash: -4.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.99 - 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 10023120551Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 16.6%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 500/mo (range 450-500)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 500/mo (range 450-500)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£105,000

Rent Estimate (pcm)£500

Gross Yield4.00%

1y Growth-

3y Growth-2.9%

5y Growth+1.0%

10y Growth+2.1%

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

0EX2 6EL

Approval Rate

-12mo

Development

low

26/1622/FUL
Temporary staff car park to serve Royal Devon and Exeter Hospital (retrospective).
Pending
26/1529/FUL
Single storey rear/side extension
Pending
26/1502/TPO
T0581 Holm oak: Proposal to reduce lateral branches to the east by 2-3m in length to achieve a canopy clearance of 4m from the building. Proposed due to poor spatial relationship. T935 Holm oak: Proposal to reduce lateral branches to the west by 2-3m in length to achieve a canopy clearance of 4m from the building. Proposed due to poor spatial relationship.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£29,531

Population Density3,921 /km²

Owner Occupied47%

Age Distribution

0-15 22%16-64 64%65+ 14%

View Area Profile

Schools Nearby

Isca Academy
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Wynstream Primary School Academy
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Chestnut Nursery School - Exeter Nursery Schools Federation
0.4 mi
GoodImproving
Devon Hospitals' Short Stay School
0.5 mi
Good

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

View All Schools

Comparables

View All

Flat 6 St Pauls Close
-
£80k
-
8 St Pauls Close
-
£64k
-
Flat, 5 St Pauls Close
-
£60k
-
Flat, 5 St Pauls Close
-
£54k
-

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