# 1 bedroom flat for sale (EX4 6SX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 6.1, SYDENHAM HOUSE, BLACKBOY ROAD, EXETER, DEVON EX4 6SX |
| Price | £160,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £153,000 Nov 2025 |

## Description

Charming One-Bedroom Apartment 

Welcome to this delightful one-bedroom top floor apartment, offering a perfect blend of comfort and convenience. With a spacious layout and modern amenities, this property is ideal for first-time buyers, professionals, or investors looking for a fantastic opportunity. Enjoy incredible views over Exeter from the comfort of your home.

Property Features:

Spacious Living Room (11'2" x 15'9") – A bright and airy space, perfect for relaxing or entertaining guests.

Newly Renovated Kitchen (6'9" x 10'11") – Featuring ample counter space and modern appliances, making meal preparation a pleasure.

Comfortable Bedroom (12'3" x 9'4") – A cozy retreat with plenty of space for a large bed and storage.

New Modern Bathroom (5'4" x 10'0") – Designed for relaxation with contemporary fixtures and finishes.

Hallways for Easy Flow – Ensuring smooth connectivity between rooms and added storage potential.

Lift Access – Convenient access to the top floor via a lift in the building.

Off-Road Parking – Secure and convenient parking available for residents.

Total Area: Approximately 523.56 sq. ft

Service charge : £170/pcm

Lease remaining: 955 years

Ground rent: £10/year

This stylish apartment is perfect for those seeking a home with charm and practicality. Situated in a desirable location, it offers easy access to local amenities, transport links, and recreational spaces. Don’t miss this fantastic opportunity – schedule a viewing today!

**Agents Notes** - These particulars are not an offer or contract, nor part of one. You should not rely on statements by Francis Louis in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property condition or its value. Neither Francis Louis nor any joint agent has any authority to make any representations about the property and accordingly any information given is entirely without responsibility on the part of the agents, sellor(s) or lessor(s) Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. VAT: the vat position relating to the property may change without notice.

## Property Photos

- ![CAM02887G0-PR0366-STILL014.jpg](/listings/photos/168599543/602348) - CAM02887G0-PR0366-STILL014.jpg
- ![CAM02887G0-PR0366-STILL008.jpg](/listings/photos/168599543/602349) - CAM02887G0-PR0366-STILL008.jpg
- ![CAM02887G0-PR0366-STILL006.jpg](/listings/photos/168599543/602350) - CAM02887G0-PR0366-STILL006.jpg
- ![CAM02887G0-PR0366-STILL001.jpg](/listings/photos/168599543/602351) - CAM02887G0-PR0366-STILL001.jpg
- ![CAM02887G0-PR0366-STILL010.jpg](/listings/photos/168599543/602352) - CAM02887G0-PR0366-STILL010.jpg
- ![CAM02887G0-PR0366-STILL004.jpg](/listings/photos/168599543/602353) - CAM02887G0-PR0366-STILL004.jpg
- ![CAM02887G0-PR0366-STILL005.jpg](/listings/photos/168599543/602354) - CAM02887G0-PR0366-STILL005.jpg
- ![CAM02887G0-PR0366-STILL003.jpg](/listings/photos/168599543/602355) - CAM02887G0-PR0366-STILL003.jpg
- ![CAM02887G0-PR0366-STILL011.jpg](/listings/photos/168599543/602356) - CAM02887G0-PR0366-STILL011.jpg
- ![CAM02887G0-PR0366-STILL015.jpg](/listings/photos/168599543/602357) - CAM02887G0-PR0366-STILL015.jpg

## Floorplans

- ![CAM02887G0-PR0366-BUILD01-FLOOR00.png](/listings/photos/168599543/602358) - CAM02887G0-PR0366-BUILD01-FLOOR00.png

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| SYDENHAM HOUSE 6.1 BLACKBOY ROAD, EXETER, DEVON, EX4 6SX | £153,000 | 27/11/2025 | Flat |
| SYDENHAM HOUSE 6.1 BLACKBOY ROAD, EXETER, DEVON, EX4 6SX | £131,000 | 08/12/2017 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| BELMONT HOUSE FLAT 48 SILVER LANE, EXETER, DEVON, EX4 6SQ | £150,000 | 05/01/2026 | Flat |
| CLEVELAND GARDENS FLAT 4 GROSVENOR PLACE, EXETER, DEVON, EX1 2HJ | £260,000 | 23/10/2023 | Flat |
| 117 FLAT 3 OLD TIVERTON ROAD, EXETER, DEVON, EX4 6LD | £110,000 | 03/10/2023 | Flat |
| CLEVELAND COURT FLAT 27 GROSVENOR PLACE, EXETER, DEVON, EX1 2JP | £78,000 | 17/03/2023 | Flat |
| 111 FLAT 1 OLD TIVERTON ROAD, EXETER, DEVON, EX4 6LD | £179,000 | 20/12/2022 | Flat |
| 111 FLAT 3 OLD TIVERTON ROAD, EXETER, DEVON, EX4 6LD | £144,000 | 30/11/2022 | Flat |
| 6 BASEMENT GROSVENOR PLACE, EXETER, DEVON, EX1 2HJ | £175,000 | 19/10/2022 | Flat |
| CLEVELAND COURT FLAT 21 GROSVENOR PLACE, EXETER, DEVON, EX1 2JP | £70,000 | 30/09/2022 | Flat |
| 98 FLAT 3 SIDWELL STREET, EXETER, DEVON, EX4 6RF | £147,500 | 29/09/2022 | Flat |
| 2C GROSVENOR PLACE, EXETER, DEVON, EX1 2HJ | £145,000 | 30/06/2022 | Flat |
| INGLEWOOD HOUSE 7 SIDWELL STREET, EXETER, DEVON, EX4 6AN | £118,500 | 07/06/2022 | Flat |
| 3C GROSVENOR PLACE, EXETER, DEVON, EX1 2HJ | £143,000 | 26/04/2022 | Flat |
| CLEVELAND COURT FLAT 8 GROSVENOR PLACE, EXETER, DEVON, EX1 2JP | £145,000 | 25/02/2022 | Flat |
| 2 FLAT 3 OLD TIVERTON ROAD, EXETER, DEVON, EX4 6LB | £141,000 | 23/02/2022 | Flat |
| CLEVELAND GARDENS FLAT 1 GROSVENOR PLACE, EXETER, DEVON, EX1 2HJ | £154,000 | 23/02/2022 | Flat |
| INGLEWOOD HOUSE 5 SIDWELL STREET, EXETER, DEVON, EX4 6AN | £125,000 | 11/02/2022 | Flat |
| 1 FLAT 1 BELMONT ROAD, EXETER, DEVON, EX1 2HF | £178,500 | 12/01/2022 | Flat |
| CLEVELAND COURT FLAT 25 GROSVENOR PLACE, EXETER, DEVON, EX1 2JP | £60,000 | 09/12/2021 | Flat |
| BELMONT HOUSE FLAT 55 SILVER LANE, EXETER, DEVON, EX4 6SQ | £135,000 | 03/12/2021 | Flat |
| CLEVELAND COURT FLAT 12 GROSVENOR PLACE, EXETER, DEVON, EX1 2JP | £115,000 | 26/11/2021 | Flat |

**Area average:** £138,675 (20 sales)

## Price vs local average

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

- **Local average:** £186,396 (25 Flat, EX4, 2024–2026)
- **Deviation:** -14.2%

## Rental Range

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

- **Low:** £1,182/mo
- **Realistic:** £1,313/mo
- **Optimistic:** £1,444/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £628/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 |
|------|------|------|------|------|
| 1 Bed Flat, Valley Park Close, EX4 | £990/mo | 1 | 1.06 miles | OpenRent |

**Average rent: £990/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.62% (weak for cashflow)
- **Max investor price (0.8%):** £123,750
- **Target investor price (1%):** £99,000

*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 £990/mo).*

- **Gross yield:** 7.4%
- **Cost-to-rent:** 13.5×
- **Monthly cashflow:** £236/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.1%

*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:** -3.5%
- **10y growth:** 20%

## House Price Index (HM Land Registry)

*Official index for Exeter; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -7.1%
- **5y growth (index):** 0.4%
- **10y growth (index):** 15.1%

## 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)