8 Bakers Mews, Fore Street, Cullompton, EX15 1TL

UPRN:10035356587Terrace Property2 bedsBuilt 2007-2011

Tenure: -Council Tax: Band AEPC: B (81)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

8 Bakers Mews, Fore Street, Cullompton, EX15 1TL

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

17 of 21 sources

Sale Estimate

£147,000

£132k - £161kMedium

Estimate

£147k

Range

£132k – £161k

Rent Estimate (pcm)

£600

£550 - £650

Monthly

£600

Yield

4.97%

Verdict

Derived from HomePortfolio scores

8 Bakers Mews earns an INVESTIGATE rating with HP Score 76/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (72/100). 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)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

76/ 100

Strong

Investment Score

71/ 100

High

Crime Score

27/ 100

Moderate

Walkability

72/ 100

High

Transit & Bike

Transit 24Bike 25

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 2 Nov 2026

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

Valuation edge2.5/15
claims [AVM +1.4% (MEDIUM), sold-comps +18.1%, £/sqft +18.0%] → measured edge +0.50pp 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 12 Oct 2026
- valuation_snapshotsestimate for 10035356587· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.4%· as of 1 Nov 2026
Rental economics0/40
gross yield 5.0%; range width penalty ×0.87
- valuation_snapshotsrent estimate 600/mo (range 550-650)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -301/mo, -50% 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), 36 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 & liquidity12.9/15
252 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

£109,000£167,000

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£145,000

At the asking price

Monthly rent£600/mo

Evidenced range £550-£650

Interest rate5.4%

Loan to value75%

Cash required: £45,200
Net cash flow: -£74/mo
Cash on cash: -2.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.23 - 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 10035356587Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.4%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 600/mo (range 550-650)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

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 600/mo (range 550-650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 36 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£147,000

Rent Estimate (pcm)£600

Gross Yield4.97%

1y Growth-

3y Growth-3.5%

5y Growth+0.7%

10y Growth+2.9%

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

0EX15 1TL

Approval Rate

-12mo

Development

low

26/01275/FULL
Installation of an external 250mm spiral ventilation duct to serve an existing restaurant kitchen
Pending
26/01386/NMA
Non-Material Amendment to 24/00914/HOUSE to allow for alterations to the approved elevations, including changes to window and door openings, removal of windows to the front, rear and side elevations, alterations to the front entrance and recessed wall, and replacement of first floor Cedral cladding with render
Pending
26/01342/CLP
Certificate of Lawfulness for the proposed use of the property as a small childrens care home for upto two children with rotating carers, living together as a single household falling within Class C2, which does not constitute a material change of use requiring planning permission
Pending

View Planning Timeline

Ownership

Corporate Ownership70.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£31,908

Population Density6,396 /km²

Owner Occupied55%

Age Distribution

0-15 21%16-64 64%65+ 15%

View Area Profile

Schools Nearby

St Andrew's Primary School
0.1 mi
Good
Willowbank Primary School
0.2 mi
Good
Cullompton Community College
0.3 mi
Inspected as Cullompton Community College (URN 113502) on 13 Sep 2022
Willand School
2.5 mi
Good

2 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 Bakers Mews
-
£129k
-
1 Bakers Mews
-
£89k
-
3 Bakers Mews
-
£70k
-
1 Bakers Mews
-
£80k
-

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