Exeter · 5-bed
Hayes End, West Hill, Ottery St. Mary, Devon, EX11
© OpenStreetMap · click to open in maps
Asking price
£1,200,000
£349/sqft
Verdict
Overpriced by £653,829 vs 5+ bed homes nearby
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
£1,814/mo
1.8% gross yield
Open-market tenant on a 12-month AST.
HMO (rooms)
Best fit£3,115/mo
3.1% gross yield
4–6 individual tenants, shared living. Highest yield, most management.
LHA / Section 8
£1,296/mo
1.3% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£1,102/mo
1.1% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
5-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
1.8% gross — won't cover costs at current rates.
HMO (rooms)
3.1% HMO yield is too low for the management overhead.
Buy + rent later
Rent wouldn't cover mortgage — selling to exit may be your only option.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£61,250
Home mover
£61,250
2nd home / BTL
£121,250
Mortgage @ 75% LTV
- Loan
- £900,000
- Deposit
- £300,000
- Per month
- £5,527
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £421,250
Should you pay this?
Asking price is roughly £653,829 above what 5+ bed homes typically go for here.
You're paying £1,200,000. Comparable 5+ bed homes in this area suggest a market price of around £546,171.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£1,814/month1.81% gross yield
Based on 682 live rentals in Exeter · 5-bed homes here average £1,781/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is tight as a fallback — worth running the numbers carefully.
Property features
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Loading nearby sold…
Crime risk
Flood risk
Schools & Ofsted
No schools indexed yet for this postcode sector. The official sources below cover every UK postcode.
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data — only the local authority can confirm a specific year's catchment boundary.
Contains public sector information licensed under the Open Government Licence v3.0.
Area pulse
- 18,786 new listings here in the last month — good comparable supply.
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