Partly, and the part matters more than the headline. The river-and-sea zones cover only a sliver of the village. Rain and drainage catch more addresses than the estuary does. Nothing is recorded as having flooded here. The honest answer is that the risk is small, real, and almost entirely a question of which end of the village you buy in.
Take the river and sea first. The Environment Agency's mapping puts about 2% of the area's postcodes inside flood zone 3, the highest-probability band, and about 1% inside flood zone 2. Those are exclusive bands rather than nested ones: zone 2 is the additional medium-probability fringe sitting beyond zone 3, which is why it comes out the smaller of the two here. Both are shares of postcodes in the area, not shares of homes, and both are the tidal Taw and Fremington Pill doing what tidal water does at the bottom of a slope.
Surface water is the separate problem, and the one people forget to check because it has no river attached to it. It comes from rainfall overwhelming drainage rather than from the estuary rising, it does not respect the flood zones at all, and it is folded into the postcode-level indicators further down rather than published as its own share here.
Looking forward, the Environment Agency's climate allowance widens the zones considerably. About 6% of the area's postcodes fall inside the flood zones once that allowance is applied, against the roughly 2% and 1% today. That is the version of the map a thirty-year mortgage should be read against.
For insurance, the practical consequence is that most of the village is unremarkable to an underwriter and a small number of addresses are not. The way to find out which one you are buying is an indicative quote on the specific address before instructing a solicitor, because premiums and excesses are set property by property and no area-level figure will tell you what yours will be.
The broader postcode picture folds every indicator together, surface water included. On at least one measure, about 12% of the area's postcodes rate high, about 10% medium and about 35% low. Those bands overlap the flood-zone figures rather than adding to them, and they cover more ground because they count more kinds of water.
Counted as homes rather than postcodes, the Environment Agency's rivers-and-sea mapping lists 236 properties across the postcodes that carry any risk at all. Of those, 9 are at high risk, 7 of them residential, 2 are at medium risk and 22 at low. Postcodes with no risk do not appear in that set, so the total describes the exposed edge of the village rather than the whole of it.
On defences, about 2% of postcodes sit inside the high-probability extent with a defence present in the model, and about 2% sit inside it undefended. A modelled defence is not a guarantee of dry floors. It means something has been built or recorded between the water and the property, and defences are overtopped, breached and out of date on a regular basis.
The coast is close enough to be part of the picture. About 28% of the area's postcodes lie within 500 metres of the coastline, a threshold the mapping defines rather than a statement about any one address, and the nearest postcode comes within about 19 metres of it. The median distance across the area is about 680 metres.
Every postcode here is covered by a shoreline management plan. The stated policy over the next twenty years is to hold the line, over fifty years it shifts to managed realignment, and over a hundred years it returns to hold the line. A policy is an intention to maintain defences over that horizon. It is neither a promise of funding nor evidence that a defence already exists.
The nearest long-record tide gauge, at Devonport, measured sea level rising at about 2.35 millimetres a year across its 1962 to 2015 record. That is a measured historic rate, not a forecast.
No historic flooding is recorded across the area's postcodes. Absence of a record is genuinely reassuring and is not proof that water has never arrived, since records begin when someone starts keeping them.
Flood risk here sits in the middle of the range: a low base for most of the village, a defined and identifiable edge where it is not, and a climate allowance that widens the map enough to justify checking the exact address rather than the place name.