Sold STC Semi-detached

5 SHELLY REACH

EXMOUTH, DEVON EX8 1XT

3 beds 1 baths 75 m² Listed 13 Feb 2025 (-522d)

£425,000

Reduced on 9 May 2025

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# 3 bedroom semi-detached house for sale (EX8 1XT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 5 SHELLY REACH, EXMOUTH, DEVON EX8 1XT |
| Price | £425,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £410,000 Oct 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 11/02/2035
- **Current heating cost:** £588/year
- **Est. upgrade cost to C:** £10,500

### Recommendations
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4535-2722-4400-0262-6292)

## Description

This beautifully modernised three-bedroom semi-detached home features a contemporary kitchen, a generous living space, & a stylish bathroom. Additional benefits include a garage, off-street parking, & a low-maintenance courtyard garden. Ideally positioned close to Exmouth seafront & local amenities, this property offers modern living in a highly sought-after location.

## Property Photos

- ![Front Elevation](/listings/photos/158213615/1278773) - Front Elevation
- ![Living/Dining Room](/listings/photos/158213615/1278774) - Living/Dining Room
- ![Kitchen](/listings/photos/158213615/1278775) - Kitchen
- ![Courtyard Garden](/listings/photos/158213615/1278776) - Courtyard Garden
- ![Living/Dining Room](/listings/photos/158213615/1278777) - Living/Dining Room
- ![Bedroom One](/listings/photos/158213615/1278778) - Bedroom One
- ![Bathroom](/listings/photos/158213615/1278779) - Bathroom
- ![Bedroom Two](/listings/photos/158213615/1278780) - Bedroom Two
- ![Hallway](/listings/photos/158213615/1278781) - Hallway
- ![Bedroom Three](/listings/photos/158213615/1278782) - Bedroom Three
- ![Courtyard Garden](/listings/photos/158213615/1278783) - Courtyard Garden
- ![Harbour](/listings/photos/158213615/1278784) - Harbour
- ![Beach](/listings/photos/158213615/1278785) - Beach

## Floorplans

- ![Floorplan](/listings/photos/158213615/1278786) - Floorplan

## EPC Graphs

- ![Epc](/listings/photos/158213615/1278787) - Epc

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 SHELLY REACH, EXMOUTH, EAST DEVON, DEVON, EX8 1XT | £410,000 | 29/10/2025 | Terraced |
| 5 SHELLY REACH, EXMOUTH, EAST DEVON, DEVON, EX8 1XT | £126,000 | 04/05/2021 | Terraced |
| 5 SHELLY REACH, EXMOUTH, EAST DEVON, DEVON, EX8 1XT | £112,500 | 25/10/2000 | 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 |
|---------|-------|------|------|
| [Same street] 1 SHELLY REACH, EXMOUTH, EAST DEVON, DEVON, EX8 1XT | £371,000 | 02/03/2022 | Detached |
| [Same street] 28 GARAGE ASSOCIATED WITH SHELLY REACH, EXMOUTH, EAST DEVON, DEVON, EX8 1XT | £49,500 | 12/08/2021 | Other |

**Street average:** £210,250 (2 sales)

## Price vs local average

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

- **Local average:** £323,547 (38 Semi-detached, EX8, 2024–2026)
- **Deviation:** +31.4%

## 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):** £848/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 Maisonette, St. Andrews Road, EX8 | £1,300/mo | 3 | 0.09 miles | OpenRent |
| 3 Bed Maisonette, St Andrews Road, EX8 | £1,300/mo | 3 | 0.09 miles | OpenRent |

**Average rent: £1,300/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.31% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 3.7%
- **Cost-to-rent:** 27.2×
- **Monthly cashflow:** £-529/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.1%

*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).*

## Price per Square Metre

- **£/m²:** £5,667/m²

## Capital growth trend

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

- **5y growth:** 1.5%
- **10y growth:** 51.8%

## House Price Index (HM Land Registry)

*Official index for East Devon; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2.6%
- **5y growth (index):** 19%
- **10y growth (index):** 45.1%

## 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)

Front Elevation Living/Dining Room Kitchen Courtyard Garden Living/Dining Room Bedroom One Bathroom Bedroom Two Hallway Bedroom Three Courtyard Garden Harbour Beach

/ 13

Property details

Tenure

FREEHOLD

Floor area

75 m²

Council tax band

EPC rating

Last sold

£410,000 Oct 2025

Price per m²

£5,667/m²

Local average

£323,547 (+31.4%)

Deprivation

Decile 4 (10,994 of 33,755)

Street crime

117 incidents within 1 mile (May 2026)

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Yes
Garden: Yes

Description

Listed by

Exmouth

Bradleys

Reference: 158213615

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 12/02/2025

Expiry date: 11/02/2035

Current heating cost: £588/year

Potential heating cost: £558/year

Est. upgrade cost to C: £10,500

Recommendations

Floor insulation (suspended floor) (£800 - £1,200)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

Epc

Price history

264% since 2000

Event	Date	Price	% change
Sold	29/10/2025 (8 months ago)	£410,000	+225.4%
Sold	04/05/2021 (5 years ago)	£126,000	+12%
Sold	25/10/2000 (25 years ago)	£112,500	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street 1 SHELLY REACH, EXMOUTH, EAST DEVON, DEVON, EX8 1XT	£371,000	02/03/2022	Detached
Same street 28 GARAGE ASSOCIATED WITH SHELLY REACH, EXMOUTH, EAST DEVON, DEVON, EX8 1XT	£49,500	12/08/2021	Other

Street average: £210,250 (2 sales)

Capital growth trend

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

5y growth 1.5%

10y growth 51.8%

House Price Index (HM Land Registry — official index, not sold-price averages): East Devon. Series: Semi-detached. As of April 2026.

1y (index) 2.6%

5y (index) 19%

10y (index) 45.1%

Rental Range

Estimated market rent for East Devon. Low = conservative, Realistic = average, Optimistic = best case.

Low £876/mo

Realistic £973/mo

Optimistic £1,070/mo

Based on Local Authority from postcode lookup → East Devon.

LHA (30th percentile) floor for Taunton & West Somerset: £848/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View EX8 1XT

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Camperdown Terrace	0.1 miles
Shop	Seawood Chandlery & Clothing	0.1 miles
Shop	Reflexetions	0.1 miles
Bus stop	Esplanade	0.1 miles
Train station	Exmouth	0.4 miles
Train station	Starcross	1.3 miles
Hospital	Dawlish Community Hospital	3.5 miles
University	Engineering Department University of Exeter	8.1 miles
University	St Luke's Campus	8.3 miles
Hospital	Sidmouth Victoria Hospital	9.1 miles

Street-level crime

Category	Count
Violence and sexual offences	46
Anti-social behaviour	27
Criminal damage and arson	12
Shoplifting	9
Public order	5
Vehicle crime	5
Other theft	3
Bicycle theft	2
Burglary	2
Other crime	2
Possession of weapons	2
Drugs	1
Theft from the person	1
Total incidents	117

Within 1 mile during May 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
The Beacon Church of England (VA) Primary School	Primary	0.4 miles	Good — 29 Jun 2011
Exeter Road Community Primary School	Primary	0.5 miles	Requires improvement — 4 Dec 2022
Exeter Royal Academy for Deaf Education	Other	0.7 miles	Good — 26 Apr 2023
Exeter Royal Academy for Deaf Education	Other	0.7 miles	— (No rating)
St Joseph's Catholic Primary School, Exmouth	Primary	0.8 miles	Good — 6 Nov 2018

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 Maisonette, St. Andrews Road, EX8	£1,300/mo	3	0.09 miles	OpenRent
3 Bed Maisonette, St Andrews Road, EX8	£1,300/mo	3	0.09 miles	OpenRent

Average rent: £1,300/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.31%

Max investor price (0.8%) £162,500

Target investor price (1%) £130,000

Gross yield 3.7%

Cost-to-rent ratio 27.2×

Monthly cashflow £-529/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).