# 3 bedroom terraced house for sale (EX2 4LU) ## Property Details | Key | Value | |-----|-------| | Address | 33 WEST GROVE ROAD, EXETER, DEVON EX2 4LU | | Price | £400,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | C | | Last sold | £390,000 Apr 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 28/07/2031 - **Current heating cost:** £514/year - **Est. upgrade cost to C:** £16,400 ### Recommendations - B (£500 - £1,500) - W1 (£800 - £1,200) - N (£4,000 - £6,000) - O (£3,300 - £6,500) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0130-2921-9030-2029-3445) ## Description **Description** West Grove Road is a charming period home combining bright, versatile living spaces with a thoughtful layout and many period features. The property is entered via a panelled wood door into an entrance lobby with moulded coving and wall-mounted coat pegs. A multi-paned door opens into the open-plan living and dining area, which is light and spacious, featuring exposed floorboards, a period-style fireplace with an attractive tiled hearth and mantelpiece, and a double-glazed bay window to the front. French doors connect the dining area to a utility/store room, while under-stairs storage and recessed shelving add practicality. There is ample space for a large dining table, and three radiators with decorative covers complement the living areas, which are enhanced by moulded coving. A door leads from the living area to a cloakroom, fitted with a wash hand basin, low-level WC, and tiled flooring. The kitchen is a generous, well-appointed space finished to a high standard. It features bespoke wood worktops with an extensive range of base units and deep drawers, wall-mounted shelving, and space for a large range-style cooker with stainless steel surround and extractor canopy. A spice rack drawer, enamel sink with mixer tap, tiled flooring, radiator, and double-glazed window to the rear complete the room. A multi-paned door leads into the utility/store room, which provides plumbing and space for laundry appliances, a wood work surface, shelving, and access to the dining room through French doors, as well as a part-glazed door opening onto the rear courtyard. Upstairs, the first-floor half landing provides access to a versatile bedroom or office at the rear, featuring a bay window, exposed floorboards, a period-style cast iron fireplace, and radiator. The family bathroom is fitted with a pedestal wash hand basin, low-level WC, panelled bath with mains shower unit, part-tiled walls, a glazed screen, chrome heated towel rail, tiled flooring, and a side window. The main first-floor landing leads to two further bedrooms. The principal bedroom is a large double with a front-facing bay window, two sets of fitted double wardrobes with overhead cupboards, exposed floorboards, and a radiator. The second bedroom is another comfortable double with a rear-facing sash window, a fireplace-style recess, pedestal wash hand basin, fitted double wardrobe with overhead cupboard, exposed floorboards, and radiator. Loft storage is accessible from the landing. Outside, the property is approached via a gate and path leading to the entrance door, with a walled frontage providing privacy. The rear courtyard offers a pleasant space for outdoor dining or relaxation, facing almost due west and benefiting from a rear gate to a service lane. Residents permit parking is available. **Situation** West Grove Road is ideally located in the highly sought-after St. Leonards area of Exeter, combining the charm of a residential neighbourhood with excellent access to the city’s amenities. The property is within easy reach of highly regarded schools, including St Leonard’s Church of England Primary School, making it an excellent choice for families. Magdalen Village, renowned for its independent shops, cafés, and local amenities, is just a short walk away, providing a convenient and vibrant local centre. The city centre and Quay are also easily accessible, offering a wide range of shopping, dining, and leisure options, as well as cultural attractions and waterside walks. For those working or visiting the area, the Royal Devon & Exeter Hospital (RDE) is within close proximity. The property also benefits from excellent transport links, including access to Exeter St Davids and central railway stations, bus routes to the city centre and surrounding areas, and nearby road connections for travel across the region. **Directions** From the city centre proceed along Western Way passing the Hotel Du Vin and bear left at the lights onto Holloway Street, merging with Topsham Road. Pass St. Leonards church on the right and turn left onto St. Leonards Road, passing the primary school on the right and take the next right onto West Grove Road. ## Property Photos - ![Garden](/listings/photos/167985911/2056725) - Garden - ![Staged Living Room](/listings/photos/167985911/2056726) - Staged Living Room - ![Staged Kitchen](/listings/photos/167985911/2056727) - Staged Kitchen - ![Front Elevation](/listings/photos/167985911/2056728) - Front Elevation - ![Staged Bedroom One](/listings/photos/167985911/2056729) - Staged Bedroom One - ![Staged Bedroom Two](/listings/photos/167985911/2056730) - Staged Bedroom Two - ![Staged Bedroom Three](/listings/photos/167985911/2056731) - Staged Bedroom Three - ![Bathroom](/listings/photos/167985911/2056732) - Bathroom ## Floorplans - ![Ground Floor](/listings/photos/167985911/2056733) - Ground Floor - ![First Floor](/listings/photos/167985911/2056734) - First Floor ## EPC Graphs - ![EPC Rating Graph](/listings/photos/167985911/2056735) - EPC Rating Graph ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #15690117 - **Address:** 33 West Grove Road, EXETER, EX2 4LU - **Certificate Issued:** 26/03/2023 - **Work Completed:** 14/03/2023 - **Items:** 2 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 33 WEST GROVE ROAD, EXETER, DEVON, EX2 4LU | £390,000 | 30/04/2026 | Terraced | | 33 WEST GROVE ROAD, EXETER, DEVON, EX2 4LU | £350,000 | 22/08/2016 | Terraced | | 33 WEST GROVE ROAD, EXETER, DEVON, EX2 4LU | £235,000 | 25/10/2010 | 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 | |---------|-------|------|------| | 30 WEST GROVE ROAD, EXETER, DEVON, EX2 4LU | £370,000 | 25/03/2026 | Terraced | | 9 EAST GROVE ROAD, EXETER, DEVON, EX2 4LX | £405,000 | 15/12/2025 | Terraced | | 18 WEST GROVE ROAD, EXETER, DEVON, EX2 4LU | £400,000 | 31/10/2025 | Terraced | | 41 ST LEONARDS ROAD, EXETER, DEVON, EX2 4LS | £492,500 | 30/10/2025 | Terraced | | 60 ROBERTS ROAD, EXETER, DEVON, EX2 4HE | £177,500 | 01/09/2025 | Terraced | | 16 CEDARS ROAD, EXETER, DEVON, EX2 4NA | £355,000 | 11/07/2025 | Terraced | | 56 ROBERTS ROAD, EXETER, DEVON, EX2 4HE | £275,000 | 07/12/2023 | Terraced | | 28 WEST GROVE ROAD, EXETER, DEVON, EX2 4LU | £410,000 | 29/11/2023 | Terraced | | 27 WEST GROVE ROAD, EXETER, DEVON, EX2 4LU | £337,500 | 27/10/2023 | Terraced | | 50 WEST GROVE ROAD, EXETER, DEVON, EX2 4LU | £428,250 | 20/10/2023 | Terraced | | 48 RADFORD ROAD, EXETER, DEVON, EX2 4ET | £290,000 | 17/03/2023 | Terraced | | 51 WEST GROVE ROAD, EXETER, DEVON, EX2 4LU | £435,888 | 20/12/2022 | Terraced | | 18 EAST GROVE ROAD, EXETER, DEVON, EX2 4LX | £480,000 | 15/12/2022 | Terraced | | 63 ST LEONARDS ROAD, EXETER, DEVON, EX2 4LS | £500,000 | 07/12/2022 | Terraced | | 14 VINE CLOSE, EXETER, DEVON, EX2 4EX | £338,530 | 15/11/2022 | Terraced | | 58 RADFORD ROAD, EXETER, DEVON, EX2 4ET | £335,000 | 11/11/2022 | Terraced | | 44 EAST GROVE ROAD, EXETER, DEVON, EX2 4LX | £460,000 | 20/10/2022 | Terraced | | 62 EAST GROVE ROAD, EXETER, DEVON, EX2 4LX | £435,500 | 13/10/2022 | Terraced | | 77 ROBERTS ROAD, EXETER, DEVON, EX2 4HE | £298,000 | 09/09/2022 | Terraced | | 41 BARNARDO ROAD, EXETER, DEVON, EX2 4ND | £595,000 | 01/09/2022 | Terraced | **Area average:** £390,933 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £326,044 (68 Terraced, EX2, 2024–2026) - **Deviation:** +22.7% ## Rental Range *ONS Price Index of Private Rents (Exeter). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,188/mo - **Realistic:** £1,320/mo - **Optimistic:** £1,452/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Exeter (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £947/mo ## 1% Rule - **Rent ratio:** 0.33% (weak for cashflow) - **Max investor price (0.8%):** £165,000 - **Target investor price (1%):** £132,000 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £4,819/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 15.5% - **10y growth:** 34.3% ## House Price Index (HM Land Registry) *Official index for Exeter; Terraced series; as of June 2026.* - **1y growth (index):** -0.8% - **5y growth (index):** 10.4% - **10y growth (index):** 36% ## 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)