# 4 bedroom semi-detached house for sale (HP15 6JP) ## Property Details | Key | Value | |-----|-------| | Address | HILLRISE, CRYERS HILL ROAD, HIGH WYCOMBE, CRYERS HILL, BUCKINGHAMSHIRE HP15 6JP | | Price | £650,000 | | Bedrooms | 4 | | Bathrooms | 1 | | Council tax | E | | Last sold | £640,000 Apr 2023 | ## Description A substantial, older-style, four bedroom, semi-detached house that is set back from the road with a large, west-facing garden and ample off-street parking. The property is convenient for Great Kingshill primary school and has scope for extension; Planning Permission granted on 28/4/22 with Wycombe Council 2107846Ful (STPP). The house is a classic, bay-fronted semi with a through lounge-dining room that has been extended at the rear to add a larger, eat-in kitchen, study and to enlarge the cloakroom. Upstairs, a fourth bedroom has been added to the rear. The current occupants use the front, bay window area as the sitting room with the rear being a more formal dining room with a feature log burner. Beyond the main reception is a study with doors out to the garden. The kitchen is off the dining room and is comprehensively fitted with a range of white-painted units with space and plumbing for the usual appliances. The kitchen window overlooks the lovely gardens. A door from the kitchen leads to the side. Upstairs, there are three double bedrooms and a single bedroom plus family bathroom. Outside, the generous, westerly rear gardens are well established with shrubs and trees and back onto open farmland. To the front the property is approached through a five-bar gate onto a graveled driveway with off-street parking. There is plenty of scope for further extension to the side and rear (subject to planning permission). ## Property Photos - ![Photo 16](/listings/photos/85901565/430148) - Photo 16 - ![Photo 18](/listings/photos/85901565/430149) - Photo 18 - ![Photo 15](/listings/photos/85901565/430150) - Photo 15 - ![Photo 13](/listings/photos/85901565/430151) - Photo 13 - ![Photo 10](/listings/photos/85901565/430152) - Photo 10 - ![Photo 18](/listings/photos/85901565/430153) - Photo 18 - ![Photo 2](/listings/photos/85901565/430154) - Photo 2 - ![Photo 3](/listings/photos/85901565/430155) - Photo 3 - ![Photo 4](/listings/photos/85901565/430156) - Photo 4 - ![Photo 17](/listings/photos/85901565/430157) - Photo 17 - ![Photo 1](/listings/photos/85901565/430158) - Photo 1 - ![Photo 5](/listings/photos/85901565/430159) - Photo 5 - ![Photo 15](/listings/photos/85901565/430160) - Photo 15 - ![Photo 15](/listings/photos/85901565/430161) - Photo 15 - ![Photo 19](/listings/photos/85901565/430162) - Photo 19 ## Floorplans - ![Floorplan](/listings/photos/85901565/430163) - Floorplan ## EPC Graphs - ![Energy Performance Certificate](/listings/photos/85901565/430164) - Energy Performance Certificate ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HILLRISE CRYERS HILL ROAD, CRYERS HILL, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6JP | £640,000 | 20/04/2023 | Semi-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 | |---------|-------|------|------| | BRIGHTLANDS CRYERS HILL LANE, CRYERS HILL, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6AA | £785,000 | 20/11/2025 | Semi-detached | | SLADMORE COTTAGES 2 CRYERS HILL ROAD, CRYERS HILL, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6LL | £560,000 | 26/01/2022 | Semi-detached | **Area average:** £672,500 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £481,938 (20 Semi-detached, HP15, 2024–2026) - **Deviation:** +34.9% ## Rental Range *ONS Price Index of Private Rents (Buckinghamshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,326/mo - **Realistic:** £1,473/mo - **Optimistic:** £1,620/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Milton Keynes (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,491/mo ## 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 | |------|------|------|------|------| | 4 Bed Detached House, Trees Avenue, HP14 | £2,500/mo | 4 | 0.73 miles | OpenRent | **Average rent: £2,500/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.38% (weak for cashflow) - **Max investor price (0.8%):** £312,500 - **Target investor price (1%):** £250,000 *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 £2,500/mo).* - **Gross yield:** 4.6% - **Cost-to-rent:** 21.7× - **Monthly cashflow:** £-335/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.1% *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).* ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -0.6% - **10y growth:** 27.8% ## House Price Index (HM Land Registry) *Official index for Buckinghamshire; Semi-detached series; as of March 2026.* - **1y growth (index):** -0.4% - **5y growth (index):** 16.2% - **10y growth (index):** 29.4% ## 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)