# 3 bedroom detached house for sale (EX20 3EF)

## Property Details

| Key | Value |
|-----|-------|
| Address | ASHGROVE HOUSE, CLARKES LANE, OKEHAMPTON, MERTON, DEVON EX20 3EF |
| Price | £349,950 |
| Bedrooms | 3 |
| Last sold | £320,000 Sep 2012 |

## Description

Situated within the tranquil village of Merton which is just a few miles from Torrington and benefits from its own highly regarded primary school.  The property itself was built in 2004.  The accommodation briefly comprises three double bedrooms on the first floor, the master bedroom benefiting from an ensuite shower room, and family bathroom to the first floor whilst to the ground floor there is a spacious living room, conservatory, fitted kitchen/breakfast room with large dining room, a separate utility with walk in pantry and a garden room/workshop.  The property further benefits from a large garage and block paved driveway which offers ample parking for at least 7 vehicles and the gardens stretch around the property and are meticulously maintained and extremely well presented.  The location is beautiful and quiet and the property enjoys views to all aspects.  There are plans drawn up to extend over the garage to add an extra double bedroom and ensuite or two double bedrooms if required.  These additions would require the relevant planning consents but would be of benefit and we feel would enhance the property.

The accommodation comprises (all measurements are approximate):

Covered Entrance Porch 

Wall mounted light, exposed stonework, tiled floor and opaque panel glazed front door giving access to:

Entrance Hall 15' 8 x 10' 2 (4.78m x 3.10m)

Front aspect via large sealed unit double glazed window.  Stairs to first floor landing with cupboard below.  Overhead light point, wall light points, wall mounted radiator, coved ceiling and doors to:

Living Room 13' 9 x 13' 5 (4.19m x 4.09m)

Front aspect via sealed unit double glazed window.  Coved ceiling, overhead light point, wall mounted radiator, television and telephone point, electric coal effect fireplace with marble backing and hearth and timber surround.  Archway leading to:

Conservatory 11' 7 x 8' 0 (3.53m x 2.44m)

Half block construction and sealed unit double glazed windows and patio doors to all aspects.  Slate roof, two wall light points, wall mounted radiator.

Kitchen/Breakfast Room 13' 2 x 9' 8 (4.01m x 2.95m)

Rear aspect via sealed unit double glazed window and a range of eye and base level cupboards and drawers with hardwood fronts and granite effect working surfaces over incorporating single bowl single drainer sink unit with mixer tap, integrated four ring electric hob with extractor over, extensive tiled splashbacking, built in single oven, fridge and dishwasher, inset ceiling spotlights, wall mounted radiator, door leading to utility and archway leading to:

Dining Room 13' 8 x 9' 11 (4.17m x 3.02m)

Side aspect via sealed unit double glazed window.  Three overhead light points, coved ceiling, wall mounted radiator.

Utility Room 13' 2 x 5' 6 (4.01m x 1.68m)

Rear aspect via sealed unit double glazed door giving access to the rear gardens.  Eye and base level cupboards with roll edged working surfaces incorporating single bowl single drainer stainless steel sink unit.  Space and plumbing for washing machine, space for tumble dryer and further space for tall fridge freezer.  Overhead strip light, wall mounted extractor fan, wall mounted radiator, tiled floor and door leading to:

Walk In Pantry 

Overhead light point, appliance space, shelving and tiled floor.

First Floor Landing 

Access to loft space, overhead light point, door to large storage cupboard and further doors leading to:

Bedroom 1 15' 8 plus recess x 13' 5 (4.78m x 4.09m)

Front aspect via two sealed unit double glazed windows which enjoys views out over rooftops to the surrounding countryside.  Range of fitted wardrobes with vanity unit and high level storage.  Overhead light point and two wall light points, wall mounted radiator and door to:

Ensuite Shower Room 

Front aspect via opaque sealed unit double glazed window.  Three piece suite of tiled shower cubicle with wall mounted controls and bifold screen screen, vanity wash hand basin with cupboards below and tiled splashback and low level wc.  Wall mounted radiator and door to airing cupboard with slated shelving and wall mounted element heater.

Bedroom 2 14' 6 x 9' 10 (4.42m x 3.00m)

Rear aspect via sealed unit double glazed window which enjoys views over the gardens, the village church and countryside beyond.  A range of fitted wardrobes with vanity dresser, overhead light point and wall mounted radiator.

Bedroom 3 14' 4 x 8' 8 (4.37m x 2.64m)

Rear aspect via sealed unit double glazed window again enjoying views, overhead light point and wall mounted radiator.

Family Bathroom 

Side aspect via opaque sealed unit double glazed window.  Three piece suite of panel enclosed bath with tiled surround, vanity wash hand basin with cupboard below and drawers to the side, concealed cistern wc with granite effect top and tiled splashbacking.  Overhead light point, ceiling extractor, wall mounted radiator and wall mounted shaver point.

Outside 

To the front of the property there is a large enclosed extremely well tended garden with curved lawn and well stocked flower and shrub beds which as mentioned are meticulously maintained.  There is a large blocked paved driveway which offers parking for multiple vehicles which is accessed off of the quiet road over its own cattle grid with additional parking to the side of the garage and mid level stone wall boundaries with well maintained Devon bank, pedestrian side gate leading to the rear gardens, further block paved seating area with gravelled path leading up through the main beds and further timber pedestrian gate giving access to the side of the property with flag paved path and seating area, large sunken pond with decked bridge over and feature stone cascade with low level block and decked surround.  The patio then leads to the lawned rear garden which is the home to various mature apple and soft fruit trees, further paved seating area with raised bed, enclosed picket fenced growing garden with a various array of soft fruits and vegetables, concrete path then leads to various outbuildings including a greenhouse, timber workshop shed with power and light, past the oil tank for the central heating and to dry wood store.  The path also leads to the back of the property where there is a covered rear porch with doors leading back to the utility room and to:

Garden Room/Workshop 10' 9 x 9' 0 (3.28m x 2.74m)

Access to eaves storage, overhead light points, various power points, door to:

Additional Cloakroom 

Rear aspect via opaque sealed unit double glazed window.  Two piece suite of low level wc and wall mounted wash hand basin with tiled surround.  Ceramic tiled flooring, overhead light point, opening to the

Garage 

With timber electric up and over door with motion sensor light.  Access to eaves storage space, rendered walls and concrete floor.  Floor mounted boiler for oil central heating, overhead strip light.

## Property Photos

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- ![EPC](/listings/photos/34742987/637846) - EPC
- ![EPC](/listings/photos/34742987/637847) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ASHGROVE HOUSE CLARKES LANE, MERTON, OKEHAMPTON, TORRIDGE, DEVON, EX20 3EF | £320,000 | 28/09/2012 | 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 |
|---------|-------|------|------|
| [Same street] TOWER PARK CLARKES LANE, MERTON, OKEHAMPTON, TORRIDGE, DEVON, EX20 3EF | £500,000 | 28/11/2023 | Detached |
| [Same street] APPLETREE HOUSE CLARKES LANE, MERTON, OKEHAMPTON, TORRIDGE, DEVON, EX20 3EF | £460,000 | 02/10/2023 | Detached |
| [Same street] 1 CLARKES LANE, MERTON, OKEHAMPTON, TORRIDGE, DEVON, EX20 3EF | £280,000 | 09/09/2021 | Semi-detached |
| [Same street] 2 CLARKES LANE, MERTON, OKEHAMPTON, TORRIDGE, DEVON, EX20 3EF | £247,000 | 13/08/2021 | Terraced |

**Street average:** £371,750 (4 sales)

## Price vs local average

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

- **Local average:** £419,036 (42 Detached, EX20, 2024–2026)
- **Deviation:** -16.5%

## Rental Range

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

- **Low:** £708/mo
- **Realistic:** £787/mo
- **Optimistic:** £866/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 Detached House, Towell Cottage, EX20 | £1,100/mo | 3 | 1.06 miles | OpenRent |

**Average rent: £1,100/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 3.8%
- **Cost-to-rent:** 26.5×
- **Monthly cashflow:** £-413/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.9%

*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).*

## Capital growth trend

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

- **5y growth:** 36.2%
- **10y growth:** 40.4%

## House Price Index (HM Land Registry)

*Official index for Torridge; Detached series; as of March 2026.*

- **1y growth (index):** 0.1%
- **5y growth (index):** 15.9%
- **10y growth (index):** 34%

## 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)