# 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:** 5%
- **10y growth:** 59.5%

## 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)