# 2 bedroom terraced house for sale (EX1 4AX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 17 NORRISH LANE, EXETER, TITHEBARN, DEVON EX1 4AX |
| Price | £225,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | B |
| Floor area | 50 m² |
| Last sold | £264,000 Jun 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 30/05/2033
- **Current heating cost:** £232/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/0340-3829-3050-2777-2515)

## Description

A fantastic opportunity for first-time buyers to step onto the property ladder, this well-presented two-bedroom home is situated in the popular Tithebarn area of Exeter, offering modern living in a convenient location close to local amenities, green spaces, and excellent transport links.

The accommodation is thoughtfully arranged, with an open-plan living space on the ground floor creating a bright and sociable environment for everyday living and entertaining. The kitchen, dining, and living areas flow seamlessly together, while a downstairs WC adds further practicality.

Upstairs, the property offers two well-proportioned bedrooms and a family bathroom, making it an ideal home for individuals, couples, or those looking to purchase their first property.

Outside, the home benefits from an allocated parking space and is perfectly positioned to enjoy everything this growing community has to offer. Residents can take advantage of nearby green spaces,  while the popular Strawberry Fields Café is just a short distance away, providing a wonderful spot to meet friends, enjoy a coffee, or relax on weekends.

Combining modern accommodation, a sought-after location, and excellent local amenities, this is a superb home that is ready for its next owner to move straight in and enjoy.

## Property Photos

- ![Photo](/listings/photos/89392401/712986)
- ![Photo](/listings/photos/89392401/712987)
- ![Photo](/listings/photos/89392401/712988)
- ![Photo](/listings/photos/89392401/712989)
- ![Photo](/listings/photos/89392401/712990)
- ![Photo](/listings/photos/89392401/712991)
- ![Photo](/listings/photos/89392401/712992)
- ![Photo](/listings/photos/89392401/712993)
- ![Photo](/listings/photos/89392401/712994)

## Floorplans

- ![Floorplan 1](/listings/photos/89392401/712995) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/89392401/712996) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17 NORRISH LANE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 4AX | £264,000 | 30/06/2023 | 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 |
|---------|-------|------|------|
| 71 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £240,000 | 28/11/2025 | Terraced |
| [Same street] 2 NORRISH LANE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 4AX | £345,000 | 06/11/2023 | Detached |
| [Same street] 10 NORRISH LANE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 4AX | £364,995 | 29/09/2023 | Detached |
| [Same street] 29 NORRISH LANE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 4AX | £388,995 | 29/09/2023 | Detached |
| [Same street] 5 NORRISH LANE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 4AX | £257,995 | 31/08/2023 | Terraced |
| [Same street] 1 NORRISH LANE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 4AX | £247,995 | 31/08/2023 | Terraced |
| [Same street] 3 NORRISH LANE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 4AX | £238,000 | 29/08/2023 | Terraced |
| [Same street] 15 NORRISH LANE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 4AX | £254,995 | 30/06/2023 | Terraced |
| 149 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £183,750 | 22/12/2022 | Terraced |
| 153 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £257,000 | 21/12/2022 | Terraced |
| 163 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £260,000 | 21/12/2022 | Terraced |
| 165 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £262,000 | 19/12/2022 | Terraced |
| 147 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £249,000 | 19/12/2022 | Terraced |
| 167 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £265,000 | 19/12/2022 | Terraced |
| 161 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £265,000 | 19/12/2022 | Terraced |
| 151 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £183,750 | 19/12/2022 | Terraced |
| 145 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £254,000 | 19/12/2022 | Terraced |
| 135 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £310,000 | 31/08/2022 | Terraced |
| 137 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £285,000 | 31/08/2022 | Terraced |
| 133 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £285,000 | 31/08/2022 | Terraced |
| 131 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £300,000 | 26/08/2022 | Terraced |
| 139 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £315,000 | 26/08/2022 | Terraced |
| [Same street] 7 NORRISH LANE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 4AX | £465,448 | 30/06/2022 | Other |
| 125 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £240,000 | 30/06/2022 | Terraced |
| 123 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £243,000 | 30/06/2022 | Terraced |
| 121 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £250,000 | 30/06/2022 | Terraced |
| 127 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £245,000 | 29/06/2022 | Terraced |
| 103 HUTCHINGS DRIVE, TITHEBARN, EXETER, EAST DEVON, DEVON, EX1 3UQ | £245,000 | 24/06/2022 | Terraced |

**Street average:** £320,428 (8 sales)
**Area average:** £256,875 (20 sales)

## Price vs local average

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

- **Local average:** £289,459 (49 Terraced, EX1, 2024–2026)
- **Deviation:** -22.3%

## Rental Range

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

- **Low:** £1,112/mo
- **Realistic:** £1,236/mo
- **Optimistic:** £1,360/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £793/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 Terraced House, Hutchings Drive, EX1 | £1,200/mo | 2 | 0.04 miles | OpenRent |
| 2 Bed Terraced House, Hutchings Drive, EX1 | £1,249/mo | 2 | 0.04 miles | OpenRent |
| 2 Bed Terraced House, Hutchings Drive, EX1 | £1,250/mo | 2 | 0.04 miles | OpenRent |
| 2 Bed Semi-Detached House, Bayley Place, EX1 | £1,450/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Detached House, Bayley Place, EX1 | £1,395/mo | 2 | 0.19 miles | OpenRent |
| 2 Bed Detached House, Bayley Place, EX1 | £1,410/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Semi-Detached House, Buckle Rise, EX1 | £1,250/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Semi-Detached House, Buckle Rise, EX1 | £1,250/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Principia, EX1 | £1,285/mo | 2 | 0.32 miles | OpenRent |

**Average rent: £1,304/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 6.7%
- **Cost-to-rent:** 15×
- **Monthly cashflow:** £214/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.9%

*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:** £4,500/m²

## Capital growth trend

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

- **5y growth:** 1.1%
- **10y growth:** 18.4%

## House Price Index (HM Land Registry)

*Official index for South West; Terraced series; as of June 2026.*

- **1y growth (index):** 2.9%
- **5y growth (index):** 9.3%
- **10y growth (index):** 39.5%

## 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)