# 1 bedroom lodge for sale (EX8 5LT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 2, LOWER HAREFIELD LODGE, EXMOUTH ROAD, EXMOUTH, LYMPSTONE, DEVON EX8 5LT |
| Price | £275,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £210,000 Mar 2023 |

## Description

**Detached Grade II Listed Lodge with well proportioned rooms, now requiring modernisation,

located on the outskirts of the highly desirable Estuary Village of Lympstone.

Well proportioned Sitting Room with barrelled ceiling, Dining Room, Kitchen, Double Bedroom, Bathroom.

Gas central heating, Parking for one car, Private lawned rear garden.

No onward chain. Potential to extend (subject to planning) **

**LOCATION:** 2 Lower Harefield Lodge sits on the edge of the village of Lympstone with its many amenities, including 4 Public Houses, Primary School, Shop, Post Office, Doctors Surgery & Sailing Club. Lympstone has great transport connections to both Exmouth & Exeter, either by train, bus or the Exe Estuary Cycle track. Exmouth town is less than 2 miles away boasting over 3 miles of glorious golden sands, a vibrant shopping centre that hosts a wide range of leisure and entertainment facilities, including a cinema, sports amenities, M&S food hall, and a range of excellent restaurants. The property is also well placed to take advantage of the East Devon countryside, with Woodbury Common less than a mile away. 

**The accommodation comprises (all measurements are approximate):- **

**ENTRANCE**:

Solid wood entrance door to...

**SITTING ROOM**:

Large triple aspect room with arched windows to the side and front, half height tongue and groove pine panelled walls, pine barrelled ceiling, feature fireplace with living flame gas fire, three radiators, door to...

**KITCHEN **:

Roll edge worktop surfaces in tiled splashback with inset stainless steel sink and drainer with mixer tap, cupboards and drawers under, space for fridge, freezer and cooker, matching wall mounted cupboards and cooker hood, wall mounted Ideal gas fired combi boiler, window to side, radiator, opening through to the inner hall and an opening through to the...

**DINING ROOM **:

Double-glazed, double doors with matching side panels leading out onto the rear garden, double radiator, glazed door to a covered lean-to workshop / store on the side of the property.

**INNER HALLWAY **:

Radiator, deep built-in storage cupboard, door to...

**BEDROOM **:

Window to rear and to side, radiator, fitted wardrobes, dressing table with cupboards under.

**BATHROOM**:

Panelled bath in tiled surround with mixer shower tap, WC, pedestal wash hand basin, window to side, extractor fan, shaver point, radiator.

**OUTSIDE **:

To the front of the property is a shared driveway which the lodge has access over to a **PARKING AREA **on the right hand side. There is access around either side of the property to the rear garden, which faces in a southerly direction, is level and mainly laid to lawn.

**COUNCIL TAX BAND:** C

**DIRECTIONS**:

Travelling on the A376 towards Exmouth, just before you reach the traffic lights by The Saddlers Arms Pub, 2 Lower Harefield Lodge can be found on the left-hand side.

**WHAT3WORDS:** ///gladiators.leader.dots

## Property Photos

- ![Photo](/listings/photos/126647690/729838)
- ![Photo](/listings/photos/126647690/729839)
- ![Photo](/listings/photos/126647690/729841)
- ![Photo](/listings/photos/126647690/729843)
- ![Photo](/listings/photos/126647690/729847)
- ![Photo](/listings/photos/126647690/729853)
- ![Photo](/listings/photos/126647690/729856)

## Floorplans

- ![Floorplan 1](/listings/photos/126647690/729859) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| LOWER HAREFIELD LODGE 2 EXMOUTH ROAD, LYMPSTONE, EXMOUTH, EAST DEVON, DEVON, EX8 5LT | £210,000 | 24/03/2023 | 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 |
|---------|-------|------|------|
| THE OLD DAIRY JUBILEE GROVE, LYMPSTONE, EXMOUTH, EAST DEVON, DEVON, EX8 5LU | £30,000 | 22/07/2021 | Other |

**Area average:** £30,000 (1 sale)

## Price vs local average

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

- **Local average:** £166,750 (6 Other, EX8, 2024–2026)
- **Deviation:** +64.9%

## Rental Range

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

- **Low:** £876/mo
- **Realistic:** £973/mo
- **Optimistic:** £1,070/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Taunton & West Somerset (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £573/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, Exeter Road, EX8 | £725/mo | 1 | 0.98 miles | OpenRent |
| 1 Bed Flat, Willoughby Close, EX8 | £850/mo | 1 | 1.17 miles | OpenRent |

**Average rent: £788/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.29% (weak for cashflow)
- **Max investor price (0.8%):** £98,500
- **Target investor price (1%):** £78,800

*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 £788/mo).*

- **Gross yield:** 3.4%
- **Cost-to-rent:** 29.1×
- **Monthly cashflow:** £-399/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6%

*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:** -80.8%
- **10y growth:** 114.3%

## House Price Index (HM Land Registry)

*Official index for East Devon; All dwelling types series; as of March 2026.*

- **1y growth (index):** -0.3%
- **5y growth (index):** 15.7%
- **10y growth (index):** 38.9%

## 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)