Clearwaters, 5A School Hill, Cockwood, Exeter, EX6 8RF

UPRN:10032966744-Beds -Built 2003-2006

Tenure: -Council Tax: Band GEPC: C (75)

Data freshness:Listing· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Clearwaters, 5A School Hill, Cockwood, Exeter, EX6 8RF

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£695,000

£626k - £765kMedium

Estimate

£695k

Range

£626k – £765k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Clearwaters earns an INVESTIGATE rating with HP Score 61/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (19/100). 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 NationsMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

19/ 100

Low

Transit & Bike

Transit 11Bike 38

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [AVM -4.3% (MEDIUM), sold-comps -0.1%, £/sqft -0.2%] → 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 (MEDIUM confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 10032966744· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 23.2%· as of 25 Oct 2026
Risk & liquidity12.8/15
126 sales/12mo in area; valuation range width 20%
- 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

valuation_snapshotsestimate for 10032966744Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 23.2%Valuation edge · as of 25 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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
Rental economics could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£695,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-1.4%

5y Growth+1.0%

10y Growth+2.8%

Last Sold Price£625,000 (2021-08-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1EX6 8RF

Approval Rate

100%12mo

Development

low

26/01623/TPO
T1 Monterey Pine - Remove limb with hazard fracture at 14m to the East. Remove major deadwood.
Pending
26/01506/FUL
Construction of two dwellings plus associated creation of vehicular access and landscaping (phased development)
Pending
26/01498/TPO
T1 Elm - Fell
Pending

View Planning Timeline

Ownership

Corporate Ownership72%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change2021-08-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,911

Population Density-

Owner Occupied77%

Age Distribution

0-15 11%16-64 53%65+ 36%

View Area Profile

Schools Nearby

Cockwood Primary School
0.1 mi
Good
Starcross Primary School
0.7 mi
Inspected as Starcross Primary School (URN 113219) on 25 Apr 2017
Exeter Road Community Primary School
1.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Royal Deaf Education Trust
1.9 mi
Good

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

5 School Hill
-
£675k
-
Clearwaters, 5A School Hill
-
£625k
-
3A School Hill
-
£495k
-
9 School Hill
-
£552k
-

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