# 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- **Expiry date:** 28/03/2020 — **EXPIRED** (no longer valid for marketing or letting)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 |
| 7 PENRY ROAD, EXETER, DEVON, EX2 7SX | £320,000 | 21/01/2022 | Terraced |
| 5 BANKART LANE, EXETER, DEVON, EX2 7SY | £310,000 | 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)