# 3 bedroom detached house for sale (EX32 8PQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 45 WOOLBARN LAWN, BARNSTAPLE, DEVON EX32 8PQ |
| Price | £165,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 64 m² |
| Last sold | £161,000 Feb 2016 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 08/08/2023 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £366/year
- **Est. upgrade cost to C:** £21,850

### Recommendations
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)
- V (£1,500 - £4,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0917-2821-7688-9307-0835)

## Description

Situated in a quiet tucked away position, a 3 bedroom detached family home with garage en-block. Good size rear gardens, replacement UPVC double glazed windows together with gas radiator central heating. Available with no onward chain.

**Reception Hall** - UPVC double glazed door off;

Stairs to first floor landing, under stairs storage area, radiator, fitted carpet, artex ceiling.

**Lounge** - 12'2 x 11'4 (3.71m x 3.45m) - UPVC double glazed window overlooking front elevation, radiator, fitted carpet, artex ceiling. 

Square arch that leads to the dining area;

**Dining Area** - 8'6 x 7'2 (2.59m x 2.18m) - UPVC double glazed window overlooking rear garden with a glimpse of open countryside. Hatch to kitchen, radiator, fitted carpet, artex ceiling.

**Kitchen** - 8'11 x 9'8 maximum (2.72m x 2.95m maximum) - Modern fitted kitchen comprising single bowl stainless drainer sink in set into work surface with drawers, cupboards and appliance space below. Plumbing for automatic washing machine. A range of matching wall cabinets over, further matching work surface with cupboards and appliance space below. Gas cooker point with extractor over. A range of matching wall cabinets, extensive mosaic wall tiling, cupboard concealing concealing boiler supplying central heating system. UPVC double glazed window and door to rear gardens. Tiled flooring, coved and artex ceiling.

**First Floor Landing** - Access to roof space, fitted carpet, artex ceiling.

**Bedroom 1** - 12'10 x 8'6 (3.91m x 2.59m) - UPVC double glazed window overlooking front elevation, radiator, fitted carpet, coved and artex ceiling.

**Bedroom 2** - 11'8 x 6'8 (3.56m x 2.03m) - UPVC double glazed window overlooking rear garden enjoying views towards open county side over the roof tops, radiator, fitted carpet, coved and artex ceiling.

**Bedroom 3** - 9'8 x 5'10 plus recess (2.95m x 1.78m plus recess) - UPVC double glazed window overlooking front elevation, airing cupboard housing factory lagged tank with slatted linen shelving, radiator, laminate flooring, coved and artex ceiling.

**Bathroom** - 3 piece white suite comprising modern panelled bath with mixer shower attachment, pedestal hand wash basin, close coupled WC, complete wall tiling, radiator, UPVC double glazed opaque window. Shaver socket, tiled flooring, artex ceiling.

**Outside** - To the front of the property is a paved area and a communal lawned gardens. Side pedestrian access to the rear gardens, a good size lawned garden with large patio area. Water tap, useful timber shed, apple and plum trees all being fully enclosed and private. Situated a short distance from the property is a single garage and additional parking space.

**Council Band - B ( Nddc)** - 

**Energy Rating - C** - 

**Directions** - From Barnstaple continue out of the town along Eastern Avenue upon reaching the roundabout at Tesco's take the left hand turning to Whiddon Drive. Following this road taking the first left hand turning into Barton Road. Continuing along and take the right hand turning into Woolbarn Lawn, following this road as it goes to the left towards the end take the right hand turning. Continue through a parking area where Number 45 Woolbarn Lawn will be in the left hand corner with number plate and For Sale sign clearly displayed.

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## Property Photos

- ![Photo](/listings/photos/61881442/1177658)
- ![Photo](/listings/photos/61881442/1177667)
- ![Photo](/listings/photos/61881442/1177674)
- ![Photo](/listings/photos/61881442/1177676)
- ![Photo](/listings/photos/61881442/1177677)
- ![Photo](/listings/photos/61881442/1177678)
- ![Photo](/listings/photos/61881442/1177680)
- ![Photo](/listings/photos/61881442/1177682)
- ![Photo](/listings/photos/61881442/1177683)
- ![Photo](/listings/photos/61881442/1177684)
- ![Photo](/listings/photos/61881442/1177685)

## Floorplans

- ![Floorplan 1](/listings/photos/61881442/1177686) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/61881442/1177688) - EPC 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #6370980
- **Address:** 45 Woolbarn Lawn, BARNSTAPLE, EX32 8PQ
- **Certificate Issued:** 10/03/2009
- **Work Completed:** 23/02/2009
- **Items:** 6 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 45 WOOLBARN LAWN, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PQ | £161,000 | 12/02/2016 | 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 |
|---------|-------|------|------|
| 45 OTTER WAY, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PS | £225,000 | 19/11/2025 | Detached |
| 42 WOOLBARN LAWN, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PQ | £272,000 | 07/11/2024 | Detached |
| 10A ELLIOT CLOSE, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8EW | £258,000 | 27/05/2022 | Detached |
| 42 WOOLBARN LAWN, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PQ | £248,000 | 21/12/2021 | Detached |
| 12 APPLETREE CLOSE, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8PN | £162,500 | 20/09/2021 | Detached |
| 1 ORCHARD PLACE, BARNSTAPLE, NORTH DEVON, DEVON, EX32 8AS | £267,000 | 30/07/2021 | Detached |

**Area average:** £238,750 (6 sales)

## Price vs local average

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

- **Local average:** £364,903 (19 Detached, EX32, 2024–2026)
- **Deviation:** -54.8%

## 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

## 1% Rule

- **Rent ratio:** 0.51% (weak for cashflow)
- **Max investor price (0.8%):** £105,625
- **Target investor price (1%):** £84,500

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £2,578/m²

## Capital growth trend

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

- **5y growth:** -20.4%
- **10y growth:** 26%

## House Price Index (HM Land Registry)

*Official index for North Devon; Detached series; as of April 2026.*

- **1y growth (index):** -2.3%
- **5y growth (index):** 9.7%
- **10y growth (index):** 34.4%

## 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)