G2, Lee Cliff Park, Dawlish Warren, Dawlish, EX7 0NE

UPRN:10032974129Flat/Maisonette2 bedsBuilt 1976-1982

LeaseholdCouncil Tax: Band AEPC: E (46)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

G2, Lee Cliff Park, Dawlish Warren, Dawlish, EX7 0NE

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£124,000

£118k - £130kHigh

Estimate

£124k

Range

£118k – £130k

Rent Estimate (pcm)

£750

£700 - £800

Monthly

£750

Yield

6.92%

Verdict

Derived from HomePortfolio scores

G2 earns an INVESTIGATE rating with HP Score 62/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (36/100). 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 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

62/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

36/ 100

Mixed

Transit & Bike

Transit 14Bike 41

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 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 edge0/15
claims [AVM -4.8% (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 9 Oct 2026
- valuation_snapshotsestimate for 10032974129· as of 9 Oct 2026
Rental economics14.4/40
gross yield 6.9%; range width penalty ×0.93
- valuation_snapshotsrent estimate 750/mo (range 700-800)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -127/mo, -17% 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 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 343 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 6 Nov 2026
Risk & liquidity14.7/15
183 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

£97,500£149,500

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£130,000

At the asking price

Monthly rent£750/mo

Evidenced range £700-£800

Interest rate5.4%

Loan to value75%

Cash required: £40,400
Net cash flow: £80/mo
Cash on cash: 2.4%
Score at this price: 29

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.71 - 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 10032974129Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 750/mo (range 700-800)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 750/mo (range 700-800)
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. 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. 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£124,000

Rent Estimate (pcm)£750

Gross Yield6.92%

1y Growth-

3y Growth-1.2%

5y Growth+0.5%

10y Growth+2.0%

Last Sold Price£59,950 (2004-08-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0EX7 0NE

Approval Rate

-12mo

Development

low

26/01674/TPOE
T004 Monterey Cypress - Removal of substantial fallen branches to this tree only
Approved
26/01533/TPOE
G-631 Elm - Fell and T-634 Hazel - Fell
Pending
26/01420/TPOE
T1 Rock Pine tree - fell
Approved

View Planning Timeline

Ownership

Corporate Ownership74.3%
Overseas OwnershipNo
Lease Term Remaining75 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2004-08-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£28,911

Population Density513 /km²

Owner Occupied77%

Age Distribution

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

View Area Profile

Schools Nearby

Chances Educational Support Services
1.0 mi
Good
Gatehouse Primary Academy
1.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Dawlish College
1.1 mi
Inspected as Dawlish College (URN 113518) on 27 Mar 2019
Oakwood Specialist College
1.2 mi
-

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

View All Schools

Comparables

View All

H1 Lee Cliff Park
-
£165k
-
K7 Lee Cliff Park Mount Pleasant Road
-
£108k
-
G1 Lee Cliff Park Mount Pleasant Road
-
£107k
-
K11 Lee Cliff Park Mount Pleasant Road
-
£100k
-

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