Detached 2 sales on record

12 WATER LAKE AVENUE

CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HW

£352,000

Location

Map view View on Google Maps View on OpenStreetMap Street View EX5 7HW

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Dove Lane	0.2 miles
Shop	Children's Hospice South-West	0.5 miles
Train station	Cranbrook	1.4 miles
University	University of Exeter Streatham Court	6.3 miles
Hospital	Sidmouth Victoria Hospital	8.3 miles

Property details

Tenure

Freehold

Property type

Detached

Floor area

88 m²

EPC rating

Last sold

£352,000 Jan 2026

Price per m²

£4,000/m²

Local average

£545,194 (27 sales)

Street crime

27 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 11/06/2021

Expiry date: 10/06/2031

Current heating cost: £215/year

Potential heating cost: £232/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	19/01/2026	£352,000	Detached	+21.4%	£357,984 to March 2026	View transaction
Sold	28/06/2021	£290,000	Detached	—	£334,388 to March 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
46 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY	£400,000	05/12/2025	Detached
10 BARTON CLOSE, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HB	£450,000	14/11/2025	Detached
BIRCHWOOD HOUSE SOUTHBROOK LANE, WHIMPLE, EXETER, EAST DEVON, DEVON, EX5 2PG	£1,300,000	12/10/2023	Detached
13 PEAR CLOSE, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HX	£323,000	01/09/2023	Detached
12 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY	£365,000	20/07/2023	Detached
37 CRABTREE CLOSE, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7GA	£390,000	12/04/2023	Detached
5 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY	£353,000	10/02/2023	Detached
21 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY	£415,000	22/12/2022	Detached
1 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY	£349,000	22/12/2022	Detached
3 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY	£349,000	22/12/2022	Detached
2 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY	£340,000	21/12/2022	Detached
19 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY	£343,000	21/12/2022	Detached
17 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY	£337,000	30/11/2022	Detached
27 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY	£410,000	28/10/2022	Detached
25 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY	£335,000	05/10/2022	Detached
73 HIGHER FURLONG ROAD, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7GY	£379,000	16/09/2022	Detached
75 HIGHER FURLONG ROAD, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7GY	£392,000	07/09/2022	Detached
79 HIGHER FURLONG ROAD, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7GY	£378,500	18/08/2022	Detached
77 HIGHER FURLONG ROAD, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7GY	£415,000	12/08/2022	Detached
23 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY	£375,000	29/07/2022	Detached

Area average: £419,925 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 44%

10y growth 42.5%

House Price Index (HM Land Registry — official index, not sold-price averages): East Devon. Series: Detached. As of March 2026.

1y (index) 0.6%

5y (index) 17.4%

10y (index) 40.5%

Rental Range

Estimated market rent for East Devon. Low = conservative, Realistic = average, Optimistic = best case.

Low £873/mo

Realistic £970/mo

Optimistic £1,067/mo

Based on Local Authority from postcode lookup → East Devon.

LHA (30th percentile) floor for Exeter: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
3 Bed Terraced House, Luccombe Oak, EX5	£1,250/mo	3	0.35 miles	OpenRent
3 Bed Semi-Detached House, Ingrams Place, EX5	£1,300/mo	3	0.41 miles	OpenRent
3 Bed Terraced House, Long Culvering, EX5	£1,300/mo	3	0.66 miles	OpenRent
3 Bed Semi-Detached House, Tillhouse Road, EX5	£1,450/mo	3	0.68 miles	OpenRent

Average rent: £1,325/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.37%

Max investor price (0.8%) £162,500

Target investor price (1%) £130,000

Gross yield 4.4%

Cost-to-rent ratio 22.6×

Monthly cashflow £-241/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.8%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Violence and sexual offences	14
Criminal damage and arson	7
Other theft	2
Anti-social behaviour	1
Burglary	1
Public order	1
Shoplifting	1
Total incidents	27

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Cranbrook Education Campus	Other	0.4 miles	Good — 25 Jun 2024
Rockbeare Church of England Primary School and Pre-School	Primary	0.7 miles	Good — 15 Sep 2017
St Martins CofE Primary & Nursery School	Primary	1.2 miles	Good — 24 Jul 2017
Whimple Primary School	Primary	1.7 miles	Good — 28 Nov 2013
Clyst Vale Community College	Secondary	2.2 miles	Good — 31 Jan 2023

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 12 WATER LAKE AVENUE, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HW

## Property details

- Slug: `fe5902d` (address key hash: `fe5902db283adbb63281ffe3bed9ab38345f90f0`)
- Postcode: EX5 7HW
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Floor area: 88 m²
- EPC rating: B
- Last sold: £352,000 Jan 2026
- Price per m²: £4,000/m²
- Local average: £545,194 (27 sales)
- Street crime: 27 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £352,000
- Date: 2026-01-19
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 10/06/2031
- **Current heating cost:** £215/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0597-3449-1164-2799-5611)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-19 | £352,000 | Detached | +21.4% | £357,984 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-bdf5-591c-e063-4704a8c00c31) |
| Sold | 2021-06-28 | £290,000 | Detached | — | £334,388 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/dba933f9-2d32-669d-e053-6b04a8c0ad56) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 WATER LAKE AVENUE, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HW | £352,000 | 19/01/2026 | Detached |
| 12 WATER LAKE AVENUE, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HW | £290,000 | 28/06/2021 | Detached |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 46 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY | £400,000 | 05/12/2025 | Detached |
| 10 BARTON CLOSE, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HB | £450,000 | 14/11/2025 | Detached |
| BIRCHWOOD HOUSE SOUTHBROOK LANE, WHIMPLE, EXETER, EAST DEVON, DEVON, EX5 2PG | £1,300,000 | 12/10/2023 | Detached |
| 13 PEAR CLOSE, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HX | £323,000 | 01/09/2023 | Detached |
| 12 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY | £365,000 | 20/07/2023 | Detached |
| 37 CRABTREE CLOSE, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7GA | £390,000 | 12/04/2023 | Detached |
| 5 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY | £353,000 | 10/02/2023 | Detached |
| 21 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY | £415,000 | 22/12/2022 | Detached |
| 1 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY | £349,000 | 22/12/2022 | Detached |
| 3 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY | £349,000 | 22/12/2022 | Detached |
| 2 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY | £340,000 | 21/12/2022 | Detached |
| 19 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY | £343,000 | 21/12/2022 | Detached |
| 17 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY | £337,000 | 30/11/2022 | Detached |
| 27 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY | £410,000 | 28/10/2022 | Detached |
| 25 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY | £335,000 | 05/10/2022 | Detached |
| 73 HIGHER FURLONG ROAD, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7GY | £379,000 | 16/09/2022 | Detached |
| 75 HIGHER FURLONG ROAD, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7GY | £392,000 | 07/09/2022 | Detached |
| 79 HIGHER FURLONG ROAD, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7GY | £378,500 | 18/08/2022 | Detached |
| 77 HIGHER FURLONG ROAD, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7GY | £415,000 | 12/08/2022 | Detached |
| 23 ORCHARD WAY, CRANBROOK, EXETER, EAST DEVON, DEVON, EX5 7HY | £375,000 | 29/07/2022 | Detached |

**Area average:** £419,925 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 44%
- **10y growth:** 42.5%

## House Price Index (HM Land Registry)

*Official index for East Devon; Detached series; as of March 2026.*

- **1y growth (index):** 0.6%
- **5y growth (index):** 17.4%
- **10y growth (index):** 40.5%

## Rental Range

*ONS Price Index of Private Rents (East Devon). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £873/mo
- **Realistic:** £970/mo
- **Optimistic:** £1,067/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Exeter (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Terraced House, Luccombe Oak, EX5 | £1,250/mo | 3 | 0.35 miles | OpenRent |
| 3 Bed Semi-Detached House, Ingrams Place, EX5 | £1,300/mo | 3 | 0.41 miles | OpenRent |
| 3 Bed Terraced House, Long Culvering, EX5 | £1,300/mo | 3 | 0.66 miles | OpenRent |
| 3 Bed Semi-Detached House, Tillhouse Road, EX5 | £1,450/mo | 3 | 0.68 miles | OpenRent |

**Average rent: £1,325/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.37% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,300/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 22.6×
- **Monthly cashflow:** £-241/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.8%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 14 |
| Criminal damage and arson | 7 |
| Other theft | 2 |
| Anti-social behaviour | 1 |
| Burglary | 1 |
| Public order | 1 |
| Shoplifting | 1 |
| **Total incidents** | **27** |

*Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Cranbrook Education Campus | Other | 0.4 miles | Good — 25 Jun 2024 |
| Rockbeare Church of England Primary School and Pre-School | Primary | 0.7 miles | Good — 15 Sep 2017 |
| St Martins CofE Primary & Nursery School | Primary | 1.2 miles | Good — 24 Jul 2017 |
| Whimple Primary School | Primary | 1.7 miles | Good — 28 Nov 2013 |
| Clyst Vale Community College | Secondary | 2.2 miles | Good — 31 Jan 2023 |