Reed Cottage, Annexe, Barley Lane, Exeter, EX4 1TA
About Reed Cottage
Reed Cottage is a semi-detached house in Exeter (EX4 1TA). It has a recorded floor area of 40 m² (around 431 sq ft) and construction records dating it to 1967-1975. The latest certificate (December 2016) shows a D (score 58), a step below the typical UK home. The rating has held steady at D across 2 certificates since May 2016. Between certificates, lighting went from Average to Very Good. The recommended improvements would lift it to B (score 83), a 2-band jump.
At 40 m² it sits well below the postcode median (129 m² across 19 EPCs), making it one of the more compact homes locally.
Know exactly what you're buying at Reed Cottage
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
Reed Cottage has no planning applications on record.
Notable planning nearby
6applications of note in the surrounding area
We flagged 2 things worth checking at Reed Cottage
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
Reed Cottage has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£210,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in EX4 1TA: £625,000 (2025–2022).
Everything we know about Reed Cottage, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Barley Lane homes
Reed Cottage is notably below the street on floor area.
EPC Rating
58 (D)
Street avg 68 (D)
Floor Area
40 m²
Street avg 159 m²
CO₂ Emissions
2.7 t/year
Street avg 5.0 t/year
Habitable Rooms
2 rooms
Street avg 6 rooms
Similar properties nearby
The neighbourhood at a glance
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
12/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Croft Chase — bus stop.
Closest school
0.8 km
Bowhill Primary School. 12 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
48.5dB
Night-time· 23:00 – 07:00
39.2dB