# 2 bedroom semi-detached house for sale (EX32 8PT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 STOAT PARK, BARNSTAPLE, DEVON EX32 8PT |
| Price | £235,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 52 m² |
| Last sold | £230,000 Sep 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 20/08/2026
- **Current heating cost:** £349/year
- **Est. upgrade cost to C:** £12,500

### Recommendations
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8776-7728-4640-2649-6926)

## Description

This beautifully maintained 2 Bedroom semi-detached property is located in a highly sought after residential area, offering an excellent opportunity for first time buyers.  Thoughtfully laid out and tastefully finished throughout, the home offers a superb blend of comfort and practicality.

On the Ground Floor, you are welcomed into a bright and airy Living Room that benefits from plenty of natural light, leading through to a well-proportioned Kitchen – perfect for everyday use and entertaining.  

To the rear, a versatile garden provides an ideal space for relaxing, dining or hosting guests, with ample room to enjoy the outdoors.

Upstairs, the spacious Main Bedroom features built-in storage, while the second double Bedroom offers flexibility as a guest room or home office.  A modern 3-piece Bathroom completes the upstairs living.

Further benefits include driveway parking and a Garage, offering convenience and valuable additional storage.  Call   to arrange your viewing!

Barnstaple Town Centre, the historic and regional centre of North Devon, is surrounded by beautiful countryside and some of the area’s best beaches.  As the commercial centre of the region, the town centre offers a variety of banking, schooling and recreational facilities including a theatre, cinema, leisure centre, restaurants and the North Devon District Hospital.  The vibrant town combines modern shopping amenities with a bustling market atmosphere.  

The A361 North Devon Link Road provides convenient access to the M5 motorway network and beyond.  Exmoor National Park and North Devon’s famous surfing beaches at Croyde, Putsborough, Saunton (also with Championship golf course) and Woolacombe are all within about half an hour by car.  The nearest International airports are at Bristol and Exeter.

**Directions**

Directions to this property can be easily found by using What3words:  

From our Office on Boutport Street proceed up Bear Street turning right at the traffic lights onto Alexandra Road.  Continue along this road until reaching the roundabout where continue straight onto Barbican Road.  At the next roundabout, take the first exit onto Victoria Road and continue along Eastern Avenue.  At the next roundabout, turn left signposted Whiddon Drive with signposts for Whiddon Valley.  Continue along this road taking the second left hand turning signposted Barton Road.  Take the first left hand turning and follow the road round to where you will find 11 Stoat Park on your right hand side.

## Property Photos

- ![Picture No. 11](/listings/photos/161250197/1312424) - Picture No. 11
- ![Picture No. 06](/listings/photos/161250197/1312425) - Picture No. 06
- ![Picture No. 05](/listings/photos/161250197/1312426) - Picture No. 05
- ![Picture No. 07](/listings/photos/161250197/1312427) - Picture No. 07
- ![Picture No. 03](/listings/photos/161250197/1312428) - Picture No. 03
- ![Picture No. 09](/listings/photos/161250197/1312429) - Picture No. 09
- ![Picture No. 10](/listings/photos/161250197/1312431) - Picture No. 10
- ![Picture No. 04](/listings/photos/161250197/1312432) - Picture No. 04
- ![Picture No. 02](/listings/photos/161250197/1312433) - Picture No. 02
- ![Picture No. 13](/listings/photos/161250197/1312434) - Picture No. 13

## Floorplans

- ![Floorplan](/listings/photos/161250197/1312436) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/161250197/1312437) - EPC Rating Graph

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #2410358
- **Address:** 11 Stoat Park, Barnstaple, EX32 8PT
- **Certificate Issued:** 24/01/2005
- **Work Completed:** 29/12/2004
- **Items:** 6 window(s), 1 door(s)

### FENSA Certificate #2375149
- **Address:** 11 Stoat Park, Barnstaple, EX32 8PT
- **Certificate Issued:** 04/01/2005
- **Work Completed:** 14/12/2004
- **Items:** 6 window(s), 1 door(s)

### FENSA Certificate #1466749
- **Address:** 11 Stoat Park, Barnstaple, EX32 8PT
- **Certificate Issued:** 09/02/2004
- **Work Completed:** 30/01/2004
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 STOAT PARK, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PT | £230,000 | 05/09/2025 | Terraced |
| 11 STOAT PARK, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PT | £220,000 | 29/03/2022 | Terraced |
| 11 STOAT PARK, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PT | £177,500 | 09/10/2017 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 APPLETREE CLOSE, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PN | £182,000 | 11/11/2025 | Semi-detached |
| 33 WOOLBARN LAWN, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PQ | £240,000 | 22/10/2025 | Semi-detached |
| 55 WOOLBARN LAWN, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PQ | £260,000 | 21/06/2024 | Semi-detached |
| 22 LANE END PARK, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PP | £278,000 | 20/12/2023 | Semi-detached |
| 42 LOWER MOOR, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8NW | £250,000 | 24/04/2023 | Semi-detached |
| [Same street] 23 STOAT PARK, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PT | £127,000 | 09/12/2022 | Flat |
| 33 APPLETREE CLOSE, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PN | £215,000 | 14/10/2022 | Semi-detached |
| [Same street] 31 STOAT PARK, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PT | £160,000 | 07/10/2022 | Flat |
| 2 WOOLBARN LAWN, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PQ | £218,500 | 29/07/2022 | Semi-detached |
| 74 WOOLBARN LAWN, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PQ | £200,000 | 28/07/2022 | Semi-detached |
| [Same street] 20 STOAT PARK, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PT | £139,000 | 07/06/2022 | Flat |
| 20 HAWTHORN ROAD, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PU | £247,000 | 18/02/2022 | Semi-detached |
| 40 APPLETREE CLOSE, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PN | £192,000 | 28/01/2022 | Semi-detached |
| 27 LANE END PARK, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PP | £260,000 | 30/07/2021 | Semi-detached |
| 13 OTTER WAY, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PS | £174,000 | 26/07/2021 | Semi-detached |

**Street average:** £142,000 (3 sales)
**Area average:** £226,375 (12 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £269,069 (17 Semi-detached, EX32, 2024–2026)
- **Deviation:** -12.7%

## Rental Range

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

- **Low:** £761/mo
- **Realistic:** £845/mo
- **Optimistic:** £930/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed End Terrace, Newport Road, EX32 | £775/mo | 2 | 0.7 miles | OpenRent |

**Average rent: £775/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £96,875
- **Target investor price (1%):** £77,500

*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 £775/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 25.3×
- **Monthly cashflow:** £-253/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.5%

*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).*

## Price per Square Metre

- **£/m²:** £4,519/m²

## Capital growth trend

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

- **5y growth:** 4.9%
- **10y growth:** 24%

## House Price Index (HM Land Registry)

*Official index for North Devon; Semi-detached series; as of April 2026.*

- **1y growth (index):** -2.2%
- **5y growth (index):** 10.9%
- **10y growth (index):** 37.7%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

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