# 6 bedroom detached house for sale (HP9 2TU) ## Property Details | Key | Value | |-----|-------| | Address | 13 WOODCHESTER PARK, BEACONSFIELD, KNOTTY GREEN, BUCKINGHAMSHIRE HP9 2TU | | Price | £2,250,000 | | Bathrooms | 5 | | Council tax | H | | Floor area | 358 m² | | Last sold | £2,150,000 May 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Expiry date:** 25/04/2032 - **Est. upgrade cost to C:** £4,500 ### Recommendations - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6332-1834-9000-0516-3222) ## Description A fine family home which was constructed by Zafiro Homes in 2022 to an outstanding specification, offering superb and beautifully proportioned accommodation over three floors, with a gated driveway and a double detached garage. Upon entering this superb residence, one is immediately greeted by a beautifully bright entrance hall with herringbone tiled flooring, which provides access to the first floor, guest cloakroom, living room, dining room and study. The living room is dual aspect and enjoys a large, front aspect bay window with a feature log burning stove as the focal point in the room. The study also benefits from a front aspect bay window, whilst the dining room opens up to both the snug and the wonderful kitchen/breakfast/family room, which is undoubtedly the heart of this wonderful home. The kitchen itself is triple aspect and is flooded with natural light due to a large, skylight window and a set of corner bi-folding doors overlooking the landscaped rear garden. It has been extremely well fitted with a sleek range of modern units at base and eye level, plus a large island with space for breakfast bar stools and built-in wine cooler. A large, separate utility room completes the ground floor. Rising to the first floor there is a large, open landing providing access to the second floor and four double bedrooms, feature en-suite bath/shower rooms. The main bedroom enjoys a Juliet balcony overlooking the gardens, a generous walk-in wardrobe and a contemporary en-suite shower room. The other three bedrooms on this floor all benefit from built-in wardrobes. On the second floor there are two further bedrooms, one of which is currently utilised as a gym and the other features a modern en-suite shower room. Garden and Grounds To the front there is a gated, block paviour driveway providing secure off-street parking for several vehicles, plus access to the detached double garage. The rear garden enjoys a full-width, stone patio providing ample space for al fresco dining and entertaining, plus a generous expanse of manicured lawn with fenced boundaries and a selection of trees and shrubs. ADDITIONAL INFORMATION Council Tax Band: H Local Authority: Buckinghamshire Council EPC Rating: B Location The property is situated just a 20 minute level walk to the shops and facilities of Beaconsfield, yet set within a quiet and secluded location. Beaconsfield train station is 0.8 miles away and provides a 30 minute mainline train service to London Marylebone. Woodchester Park combines space, luxury and wellbeing with the convenience and proximity to this bustling market town. Junction 2 of the M40 is conveniently located to allow access to the motorway network and airports. The New Town area is also home to a fine selection of shops including Waitrose, Sainsbury’s and Marks & Spencer amongst many others, as well a large number of popular coffee shops and restaurants. The nearest doctor’s surgery is a 7 minute drive away. The David Lloyd Club is located 3.5 miles from Woodchester Park. Beaconsfield Old Town completes the area, with a further selection of amenities including a bi-weekly farmers’ market and an annual Chartered Fair. ## Property Photos - ![Picture No. 92](/listings/photos/159569945/1356592) - Picture No. 92 - ![Picture No. 48](/listings/photos/159569945/1356594) - Picture No. 48 - ![Picture No. 97](/listings/photos/159569945/1356597) - Picture No. 97 - ![Picture No. 41](/listings/photos/159569945/1356598) - Picture No. 41 - ![Picture No. 94](/listings/photos/159569945/1356599) - Picture No. 94 - ![Picture No. 71](/listings/photos/159569945/1356601) - Picture No. 71 - ![Picture No. 39](/listings/photos/159569945/1356603) - Picture No. 39 - ![Picture No. 44](/listings/photos/159569945/1356604) - Picture No. 44 - ![Picture No. 43](/listings/photos/159569945/1356606) - Picture No. 43 - ![Picture No. 52](/listings/photos/159569945/1356609) - Picture No. 52 - ![Picture No. 51](/listings/photos/159569945/1356611) - Picture No. 51 - ![Picture No. 46](/listings/photos/159569945/1356613) - Picture No. 46 - ![Picture No. 70](/listings/photos/159569945/1356616) - Picture No. 70 - ![Picture No. 33](/listings/photos/159569945/1356617) - Picture No. 33 - ![Picture No. 86](/listings/photos/159569945/1356623) - Picture No. 86 - ![Picture No. 36](/listings/photos/159569945/1356631) - Picture No. 36 - ![Picture No. 37](/listings/photos/159569945/1356634) - Picture No. 37 - ![Picture No. 30](/listings/photos/159569945/1356637) - Picture No. 30 - ![Picture No. 93](/listings/photos/159569945/1356639) - Picture No. 93 ## Floorplans - ![Floorplan](/listings/photos/159569945/1356641) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/159569945/1356642) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 13 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £2,250,000 | 31/07/2025 | Detached | | 13 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £2,150,000 | 24/05/2022 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 MYNCHEN ROAD, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2AS | £950,000 | 17/12/2025 | Detached | | OLD BARNS COTTAGE FINCH LANE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TL | £1,650,000 | 11/08/2025 | Detached | | [Same street] 27 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £2,000,000 | 15/12/2023 | Detached | | 71 SANDELSWOOD END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2AP | £960,000 | 05/12/2023 | Detached | | WEST WOOD PAVILION END, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1HE | £2,300,000 | 17/05/2023 | Detached | | [Same street] 26A WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £1,730,000 | 08/11/2022 | Detached | | THE THATCHED HOUSE FINCH LANE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TL | £2,550,000 | 23/09/2022 | Detached | | 26 DREWS PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TT | £2,100,000 | 12/09/2022 | Detached | | [Same street] SANDELSWOOD VIEW, 11A APARTMENT 4 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £1,425,000 | 31/08/2022 | Flat | | [Same street] SANDELSWOOD VIEW, 11A APARTMENT 2 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £1,225,000 | 31/08/2022 | Flat | | 6 CHURCHILL DRIVE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TJ | £2,250,000 | 11/08/2022 | Detached | | 9 OLDBURY GROVE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2AJ | £1,900,000 | 10/08/2022 | Detached | | [Same street] 11 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £2,300,000 | 03/08/2022 | Detached | | 14 KNOTTOCKS DRIVE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2AH | £1,517,500 | 29/07/2022 | Detached | | [Same street] SANDELSWOOD VIEW, 11A APARTMENT 3 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £1,400,000 | 27/07/2022 | Flat | | 2 DREWS PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TT | £2,315,000 | 11/07/2022 | Detached | | [Same street] THE PINES, 15 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £2,040,000 | 01/07/2022 | Detached | | 1 KNOTTOCKS CLOSE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2AL | £1,425,000 | 10/06/2022 | Detached | | 14 MYNCHEN ROAD, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2AS | £950,000 | 18/05/2022 | Detached | | [Same street] 15A WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £1,975,000 | 31/03/2022 | Detached | | DREWS END DREWS PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TT | £1,100,000 | 09/03/2022 | Detached | | 3 CHACOMBE PLACE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2WS | £1,575,000 | 10/02/2022 | Detached | | MANDALEIGH, 5 PRIESTS PADDOCK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1YL | £1,950,000 | 17/12/2021 | Detached | | HALF MOON HOUSE PENN ROAD, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TN | £3,000,000 | 23/11/2021 | Detached | | 4 WYNGRAVE PLACE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1XX | £1,275,000 | 19/11/2021 | Detached | | 6 KNOTTOCKS CLOSE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2AL | £1,395,000 | 18/11/2021 | Detached | | 1 KNOTTOCKS END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2AN | £926,000 | 06/10/2021 | Detached | | TUDOR COURT FINCH LANE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TL | £1,925,000 | 06/08/2021 | Detached | **Street average:** £1,761,875 (8 sales) **Area average:** £1,700,675 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £1,673,947 (38 Detached, HP9, 2024–2026) - **Deviation:** +34.4% ## Rental Range *ONS Price Index of Private Rents (Buckinghamshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,329/mo - **Realistic:** £1,477/mo - **Optimistic:** £1,625/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Milton Keynes (Apr 2025 – Mar 2026).* ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 1 Bed Detached House, Drews Park, HP9 | £1,350/mo | 1 | 0.21 miles | OpenRent | | 3 Bed Bungalow, Brownswood Road, HP9 | £3,300/mo | 3 | 0.54 miles | OpenRent | | 4 Bed Detached House, Forty Green, HP9 | £4,495/mo | 4 | 0.58 miles | OpenRent | | Studio Flat, Penn Road, HP9 | £995/mo | 1 | 0.79 miles | OpenRent | | 2 Bed Flat, Beaconsfield, HP9 | £1,650/mo | 2 | 1.07 miles | OpenRent | | 3 Bed Terraced House, Maxwell Road, HP9 | £2,400/mo | 3 | 1.09 miles | OpenRent | | 3 Bed Terraced House, Maxwell Road, HP9 | £3,200/mo | 3 | 1.09 miles | OpenRent | | 4 Bed Detached House, Stratton Road, HP9 | £4,550/mo | 4 | 1.16 miles | OpenRent | | 3 Bed Semi-Detached House, Maxwell Road, HP9 | £2,695/mo | 3 | 1.17 miles | OpenRent | **Average rent: £2,737/mo (9 listings)** ## 1% Rule - **Rent ratio:** 0.12% (weak for cashflow) - **Max investor price (0.8%):** £336,875 - **Target investor price (1%):** £269,500 *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 £2,695/mo).* - **Gross yield:** 1.4% - **Cost-to-rent:** 69.6× - **Monthly cashflow:** £-6,460/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -11.9% *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:** £6,285/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -5.4% - **10y growth:** 22.1% ## House Price Index (HM Land Registry) *Official index for Buckinghamshire; Detached series; as of April 2026.* - **1y growth (index):** 0.4% - **5y growth (index):** 15% - **10y growth (index):** 24.2% ## 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)