# 23 WOODFIELD ROAD, PRINCES RISBOROUGH, WYCOMBE, BUCKINGHAMSHIRE, HP27 0HU

## Property details

- Slug: `9a2f049` (address key hash: `9a2f0493cf6395c84f4b0589ff2e36b6edb065dc`)
- Postcode: HP27 0HU
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 95 m²
- EPC rating: C
- Year built: England and Wales: 1950-1966
- Last sold: £229,950 Dec 2013
- Price per m²: £2,421/m²
- Local average: £510,714 (14 sales)
- Street crime: 47 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £229,950
- Date: 2013-12-11
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 29/04/2036
- **Current heating cost:** £857/year
- **Est. upgrade cost to C:** £16,500

### Recommendations
- W2 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-2990-8640-2976-2151)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2013-12-11 | £229,950 | Semi-detached | — | £379,344 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/c492485c-4901-4656-bd48-f5908ebf254d) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 WOODFIELD ROAD, PRINCES RISBOROUGH, WYCOMBE, BUCKINGHAMSHIRE, HP27 0HU | £229,950 | 11/12/2013 | Semi-detached |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [87877377](http://87.117.209.195:8080/listings/d6ac1ad)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-04-29 | £415,000 |
| sold | 2026-01-01 | £410,000 |
| sold | 2013-01-01 | £229,950 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 23 WOODFIELD ROAD, PRINCES RISBOROUGH, BUCKINGHAMSHIRE, HP27 0HU | £410,000 | 30/07/2026 | Semi-detached |
| 16 SALISBURY CLOSE, PRINCES RISBOROUGH, BUCKINGHAMSHIRE, HP27 0JF | £430,000 | 30/10/2023 | Semi-detached |
| 35 SALISBURY CLOSE, PRINCES RISBOROUGH, BUCKINGHAMSHIRE, HP27 0JF | £400,000 | 27/10/2023 | Semi-detached |
| 40 SOUTHFIELD ROAD, PRINCES RISBOROUGH, BUCKINGHAMSHIRE, HP27 0JB | £390,000 | 05/04/2023 | Semi-detached |
| 14 SALISBURY CLOSE, PRINCES RISBOROUGH, BUCKINGHAMSHIRE, HP27 0JF | £475,000 | 31/10/2022 | Semi-detached |
| 30 EASTFIELD ROAD, PRINCES RISBOROUGH, BUCKINGHAMSHIRE, HP27 0JA | £500,000 | 24/06/2022 | Semi-detached |
| 86 EASTFIELD ROAD, PRINCES RISBOROUGH, BUCKINGHAMSHIRE, HP27 0HZ | £430,000 | 24/06/2022 | Semi-detached |
| 42 SALISBURY CLOSE, PRINCES RISBOROUGH, BUCKINGHAMSHIRE, HP27 0JF | £495,000 | 11/04/2022 | Semi-detached |
| 6 HIGHFIELD ROAD, PRINCES RISBOROUGH, BUCKINGHAMSHIRE, HP27 0HG | £460,000 | 01/03/2022 | Semi-detached |
| 71 EASTFIELD ROAD, PRINCES RISBOROUGH, BUCKINGHAMSHIRE, HP27 0HZ | £385,000 | 04/02/2022 | Semi-detached |
| 26 SALISBURY CLOSE, PRINCES RISBOROUGH, BUCKINGHAMSHIRE, HP27 0JF | £450,000 | 28/01/2022 | Semi-detached |
| 69 EASTFIELD ROAD, PRINCES RISBOROUGH, BUCKINGHAMSHIRE, HP27 0HZ | £362,500 | 25/01/2022 | Semi-detached |
| 23 SALISBURY CLOSE, PRINCES RISBOROUGH, BUCKINGHAMSHIRE, HP27 0JF | £485,000 | 15/12/2021 | Semi-detached |
| MEADOWCROFT BERRYFIELD ROAD, PRINCES RISBOROUGH, BUCKINGHAMSHIRE, HP27 0HE | £417,500 | 28/10/2021 | Semi-detached |

**Area average:** £435,000 (14 sales)

## Capital growth trend

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

- **5y growth:** 20.8%
- **10y growth:** 19.9%

## House Price Index (HM Land Registry)

*Official index for Buckinghamshire; Semi-detached series; as of July 2026.*

- **1y growth (index):** 2.2%
- **5y growth (index):** 14.7%
- **10y growth (index):** 23.8%

## Rental Range

*ONS Price Index of Private Rents (Buckinghamshire). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,328/mo
- **Realistic:** £1,475/mo
- **Optimistic:** £1,623/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Aylesbury (Apr 2025 – Mar 2026).*

## 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 Semi-Detached House, Eastfield Road, HP27 | £1,950/mo | 3 | 0.15 miles | OpenRent |
| 3 Bed Flat, Summerleys Road, HP27 | £1,650/mo | 3 | 0.78 miles | OpenRent |

**Average rent: £1,800/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.78% (weak for cashflow)
- **Max investor price (0.8%):** £225,000
- **Target investor price (1%):** £180,000

*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 £1,800/mo).*

- **Gross yield:** 9.4%
- **Cost-to-rent:** 10.6×
- **Monthly cashflow:** £689/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.4%

*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).*

## 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)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 20 |
| Anti-social behaviour | 7 |
| Shoplifting | 5 |
| Public order | 4 |
| Criminal damage and arson | 3 |
| Drugs | 2 |
| Vehicle crime | 2 |
| Burglary | 1 |
| Other crime | 1 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| **Total incidents** | **47** |

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

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Princes Risborough School | Secondary | 0.3 miles | Good — 8 Dec 2022 |
| Princes Risborough Primary School | Primary | 0.4 miles | Good — 3 Dec 2023 |
| Monks Risborough CofE Primary School | Primary | 0.6 miles | Good — 27 Mar 2012 |
| Great Kimble Church of England School | Primary | 1.8 miles | Requires improvement — 18 Jan 2024 |
| Longwick Church of England Combined School | Primary | 1.8 miles | Good — 25 Jan 2024 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #14386736
- **Address:** 23 Woodfield Road, PRINCES RISBOROUGH, HP27 0HU
- **Certificate Issued:** 10/01/2021
- **Work Completed:** 27/09/2020
- **Items:** 8 window(s)