Sold STC Terraced

85 LOWER WEAR ROAD

EXETER, DEVON EX2 7BE

3 beds 969 sq ft Listed 30 Mar 2010 (-5968d)

£160,000

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# 3 bedroom terraced house for sale (EX2 7BE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 85 LOWER WEAR ROAD, EXETER, DEVON EX2 7BE |
| Price | £160,000 |
| Bedrooms | 3 |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 90 m² |
| Last sold | £153,000 Jun 2012 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** E
- **Expiry date:** 28/03/2020 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £617/year

### Recommendations
- A
- C
- E
- N
- S
- U

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0772-2841-6876-9320-4425)

## Description

A three bedroom mid terraced property located within close proximity to main commuter networks and offering spacious accommodation throughout with a good size rear garden.**  ENTRANCE HALLWAY   LOUNGE     DINING AREA    KITCHEN/DINER    THREE BEDROOMS    BATHROOM     GARDEN**

**ENTRANCE HALLWAY:**  With front door. Stairs to first floor. Doors to...

**LOUNGE:**14'9" x 10'6" (4.5m x 3.2m).  Double glazed window to the front of the property. Fireplace with surround and mantle.

**DINING AREA:**8'6" x 9'2" (2.6m x 2.8m).  Double glazed door to rear garden.

**KITCHEN/DINER:**13'9" x 10'6" (4.2m x 3.2m).  Base cupboards and drawers with roll edged work top. Tiled splashbacks. One and a half bowl sink and drainer with mixer tap. Wall mounted cupboards. Space for washing machine. Space for gas cooker. Double glazed window to the rear of the property. Door to garden.

**FIRST FLOOR LANDING:**  Double glazed window to the front of the property. Loft access. Doors to...

**BEDROOM 1:**19'4" x 10'6" (5.9m x 3.2m).  Double glazed window to the front of the property.

**BEDROOM 2:**10'6" x 7'7" (3.2m x 2.31m).  Double glazed window to the rear of the property.

**BEDROOM 3:**9'6" (2.9m) x 9'2" (2.8m) + door recess.  Double glazed window to the rear of the property.

**BATHROOM:**  Suite comprising close coupled W.C. Pedestal wash hand basin. Panelled bath with wall mounted electric shower. Obscure double glazed window to the rear of the property.

**OUTSIDE:**  To the front of the property is a garden with pathway leading to the front door. To the rear of the property is a good size garden which is mainly laid to lawn with a paved patio area and a shed.

## Property Photos

- ![Photo](/listings/photos/25406947/1569890)
- ![Photo](/listings/photos/25406947/1569891)
- ![Photo](/listings/photos/25406947/1569893)
- ![Photo](/listings/photos/25406947/1569894)
- ![Photo](/listings/photos/25406947/1569895)
- ![Photo](/listings/photos/25406947/1569896)
- ![EPC](/listings/photos/25406947/1569897) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 85 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BE | £153,000 | 01/06/2012 | 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 |
|---------|-------|------|------|
| 48 BRIDGE ROAD, EXETER, DEVON, EX2 7BB | £303,000 | 23/10/2023 | Terraced |
| 12 PENRY ROAD, EXETER, DEVON, EX2 7SX | £116,000 | 04/10/2023 | Terraced |
| 52 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BQ | £223,000 | 15/06/2022 | Terraced |
| 15 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BQ | £180,000 | 25/04/2022 | Terraced |
| 3 BANKART LANE, EXETER, DEVON, EX2 7SY | £285,000 | 02/03/2022 | Terraced |
| 8 PENRY ROAD, EXETER, DEVON, EX2 7SX | £306,000 | 28/02/2022 | Terraced |
| 1 BANKART LANE, EXETER, DEVON, EX2 7SY | £305,000 | 08/02/2022 | Terraced |
| 5 BANKART LANE, EXETER, DEVON, EX2 7SY | £310,000 | 21/01/2022 | Terraced |
| 7 PENRY ROAD, EXETER, DEVON, EX2 7SX | £320,000 | 21/01/2022 | Terraced |
| 26 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BQ | £295,000 | 14/01/2022 | Terraced |
| 156 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BD | £285,000 | 05/11/2021 | Terraced |
| 114 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BE | £270,000 | 23/09/2021 | Terraced |
| 44 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BQ | £220,000 | 20/09/2021 | Terraced |
| 152 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BD | £260,000 | 20/08/2021 | Terraced |

**Area average:** £262,714 (14 sales)

## Price vs local average

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

- **Local average:** £327,992 (63 Terraced, EX2, 2024–2026)
- **Deviation:** -51.2%

## Rental Range

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

- **Low:** £1,185/mo
- **Realistic:** £1,317/mo
- **Optimistic:** £1,449/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Burnthouse Lane, EX2 | £1,200/mo | 3 | 1.04 miles | OpenRent |

**Average rent: £1,200/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.75% (weak for cashflow)
- **Max investor price (0.8%):** £150,000
- **Target investor price (1%):** £120,000

*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 £1,200/mo).*

- **Gross yield:** 9%
- **Cost-to-rent:** 11.1×
- **Monthly cashflow:** £425/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11%

*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:** £1,778/m²

## Capital growth trend

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

- **5y growth:** 27.3%
- **10y growth:** 56%

## House Price Index (HM Land Registry)

*Official index for Exeter; Terraced series; as of April 2026.*

- **1y growth (index):** -1.6%
- **5y growth (index):** 11.8%
- **10y growth (index):** 36.3%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 EPC

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Property details

Floor area

90 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£153,000 Jun 2012

Price per m²

£1,778/m²

Local average

£327,992 (-51.2%)

Deprivation

Decile 3 (8,927 of 33,755)

Street crime

75 incidents within 1 mile (May 2026)

Additional details

Garden: Yes

Description

A three bedroom mid terraced property located within close proximity to main commuter networks and offering spacious accommodation throughout with a good size rear garden. ENTRANCE HALLWAY LOUNGE DINING AREA KITCHEN/DINER THREE BEDROOMS BATHROOM GARDEN

ENTRANCE HALLWAY: With front door. Stairs to first floor. Doors to...

LOUNGE:14'9" x 10'6" (4.5m x 3.2m). Double glazed window to the front of the property. Fireplace with surround and mantle.

DINING AREA:8'6" x 9'2" (2.6m x 2.8m). Double glazed door to rear garden.

KITCHEN/DINER:13'9" x 10'6" (4.2m x 3.2m). Base cupboards and drawers with roll edged work top. Tiled splashbacks. One and a half bowl sink and drainer with mixer tap. Wall mounted cupboards. Space for washing machine. Space for gas cooker. Double glazed window to the rear of the property. Door to garden.

FIRST FLOOR LANDING: Double glazed window to the front of the property. Loft access. Doors to...

BEDROOM 1:19'4" x 10'6" (5.9m x 3.2m). Double glazed window to the front of the property.

BEDROOM 2:10'6" x 7'7" (3.2m x 2.31m). Double glazed window to the rear of the property.

BEDROOM 3:9'6" (2.9m) x 9'2" (2.8m) + door recess. Double glazed window to the rear of the property.

BATHROOM: Suite comprising close coupled W.C. Pedestal wash hand basin. Panelled bath with wall mounted electric shower. Obscure double glazed window to the rear of the property.

OUTSIDE: To the front of the property is a garden with pathway leading to the front door. To the rear of the property is a good size garden which is mainly laid to lawn with a paved patio area and a shed.

Listed by

Exeter (City Centre)

Countrywide UK Sales - Connells

Reference: 25406947

EPC Rating & Upgrade Cost

This certificate expired on 28/03/2020. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: E

Inspection date: 29/03/2010

Expiry date: 28/03/2020 (expired)

Current heating cost: £617/year

Potential heating cost: £620/year

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm
Increase hot water cylinder insulation
Low energy lighting for all fixed outlets
Solar water heating
Change room heaters to condensing boiler
Solar photovoltaic panels, 2.5 kWp

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

Event	Date	Price	% change
Sold	01/06/2012 (14 years ago)	£153,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
48 BRIDGE ROAD, EXETER, DEVON, EX2 7BB	£303,000	23/10/2023	Terraced
12 PENRY ROAD, EXETER, DEVON, EX2 7SX	£116,000	04/10/2023	Terraced
52 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BQ	£223,000	15/06/2022	Terraced
15 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BQ	£180,000	25/04/2022	Terraced
3 BANKART LANE, EXETER, DEVON, EX2 7SY	£285,000	02/03/2022	Terraced
8 PENRY ROAD, EXETER, DEVON, EX2 7SX	£306,000	28/02/2022	Terraced
1 BANKART LANE, EXETER, DEVON, EX2 7SY	£305,000	08/02/2022	Terraced
5 BANKART LANE, EXETER, DEVON, EX2 7SY	£310,000	21/01/2022	Terraced
7 PENRY ROAD, EXETER, DEVON, EX2 7SX	£320,000	21/01/2022	Terraced
26 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BQ	£295,000	14/01/2022	Terraced
156 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BD	£285,000	05/11/2021	Terraced
114 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BE	£270,000	23/09/2021	Terraced
44 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BQ	£220,000	20/09/2021	Terraced
152 LOWER WEAR ROAD, EXETER, DEVON, EX2 7BD	£260,000	20/08/2021	Terraced

Area average: £262,714 (14 sales)

Capital growth trend

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

5y growth 27.3%

10y growth 56%

House Price Index (HM Land Registry — official index, not sold-price averages): Exeter. Series: Terraced. As of April 2026.

1y (index) -1.6%

5y (index) 11.8%

10y (index) 36.3%

Rental Range

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

Low £1,185/mo

Realistic £1,317/mo

Optimistic £1,449/mo

Based on Local Authority from postcode lookup → Exeter.

LHA (30th percentile) floor for Exeter: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View EX2 7BE

Nearby

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

Type	Name	Distance
Bus stop	Bridge Road	0.1 miles
Shop	Parkside Garage	0.1 miles
Bus stop	Roundabout	0.1 miles
Shop	One Stop	0.1 miles
Train station	Newcourt	1.0 miles
Train station	Marsh Barton	1.3 miles
University	University of Exeter Streatham Court	3.1 miles
University	University of Exeter Amory Building	3.1 miles
Hospital	Dawlish Community Hospital	8.2 miles
Hospital	Sidmouth Victoria Hospital	11.2 miles

Street-level crime

Category	Count
Violence and sexual offences	30
Anti-social behaviour	9
Criminal damage and arson	9
Other theft	7
Shoplifting	6
Public order	5
Drugs	2
Other crime	2
Vehicle crime	2
Bicycle theft	1
Burglary	1
Robbery	1
Total incidents	75

Within 1 mile during May 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
Countess Wear Primary School	Primary	0.1 miles	Requires improvement — 24 Nov 2022
Infocus College	Other	0.3 miles	— (No rating)
Southbrook School	Other	0.6 miles	— (Inspected (no overall grade))
Trinity CofE Primary and Nursery School	Primary	0.8 miles	Requires improvement — 18 May 2022
Isca	Secondary	1.0 miles	Good — 24 Nov 2016

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
3 Bed Semi-Detached House, Burnthouse Lane, EX2	£1,200/mo	3	1.04 miles	OpenRent

Average rent: £1,200/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.75%

Max investor price (0.8%) £150,000

Target investor price (1%) £120,000

Gross yield 9%

Cost-to-rent ratio 11.1×

Monthly cashflow £425/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 11%

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).