# 5 bedroom detached house for sale (HP22 5LR) ## Property Details | Key | Value | |-----|-------| | Address | RANNOCH HOUSE, LOWER ICKNIELD WAY, AYLESBURY, BUCKLAND, BUCKINGHAMSHIRE HP22 5LR | | Price | £1,600,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Last sold | £1,538,000 May 2022 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 10/06/2031 - **Current heating cost:** £1,804/year - **Est. upgrade cost to C:** £46,130 ### Recommendations - A2 (£850 - £1,500) - B (£500 - £1,500) - Q (£4,000 - £14,000) - W2 (£4,000 - £6,000) - E (£55) - N (£4,000 - £6,000) - O (£3,300 - £6,500) - V2 (£15,000 - £25,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9839-8026-7000-0229-7296) ## Description Rannoch House is a delightful detached five bedroom Victorian residence set in immaculate gardens on the edge of the Chiltern Hills with unparalleled views over farm land leading up to Wendover Woods. This characterful home contains many unusual and attractive features. The principal reception is a lovely, light room with herringbone parquet flooring and bi-fold doors to access the garden. The dining room also benefits from bi-folds leading on to the terrace, whilst a cosy snug is reached via a wide arch. A large kitchen/breakfast room is fitted with custom built oak units, and a separate utility provides useful additional storage. The ground floor is completed by a study and a convenient cloaks/WC. Stairs rise to a half landing where there is a charming reading area, a bedroom and the family bathroom. The main first floor landing gives access to a further four double bedrooms, two of which benefit from ensuite shower rooms. Oil fired boiler serving domestic hot water and heating. Solar PV panels. Mains water, electricity and drainage. Outside, the property sits within beautifully-kept grounds featuring extensive lawns with stunning established borders, a choice of seating areas, a pretty summer house and three water features. A separate area includes a greenhouse and beds, providing fruit and vegetables year round. The double garage and gravel driveway allow for ample parking. ## Property Photos - ![Photo](/listings/photos/109144280/1069617) - ![Photo](/listings/photos/109144280/1069618) - ![Photo](/listings/photos/109144280/1069619) - ![Photo](/listings/photos/109144280/1069620) - ![Photo](/listings/photos/109144280/1069621) - ![Photo](/listings/photos/109144280/1069622) - ![Photo](/listings/photos/109144280/1069623) - ![Photo](/listings/photos/109144280/1069624) - ![Photo](/listings/photos/109144280/1069625) - ![Photo](/listings/photos/109144280/1069626) - ![Photo](/listings/photos/109144280/1069627) - ![Photo](/listings/photos/109144280/1069628) - ![Photo](/listings/photos/109144280/1069629) - ![Photo](/listings/photos/109144280/1069630) - ![Photo](/listings/photos/109144280/1069631) - ![Photo](/listings/photos/109144280/1069632) - ![Photo](/listings/photos/109144280/1069633) - ![Photo](/listings/photos/109144280/1069634) - ![Photo](/listings/photos/109144280/1069635) - ![Photo](/listings/photos/109144280/1069636) - ![Photo](/listings/photos/109144280/1069637) - ![Photo](/listings/photos/109144280/1069638) - ![Photo](/listings/photos/109144280/1069639) - ![Photo](/listings/photos/109144280/1069640) ## Floorplans - ![Floorplan 1](/listings/photos/109144280/1069641) - Floorplan 1 ## EPC Graphs - ![EPC 1](/listings/photos/109144280/1069642) - EPC 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | RANNOCH HOUSE LOWER ICKNIELD WAY, BUCKLAND, AYLESBURY, BUCKINGHAMSHIRE, HP22 5LR | £1,538,000 | 20/05/2022 | Detached | ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £679,153 (53 Detached, HP22, 2024–2026) - **Deviation:** +135.6% ## 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 Aylesbury (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,646/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 | |------|------|------|------|------| | 5 Bed Detached House, Green End Street, HP22 | £3,350/mo | 5 | 0.57 miles | OpenRent | **Average rent: £3,350/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.21% (weak for cashflow) - **Max investor price (0.8%):** £418,750 - **Target investor price (1%):** £335,000 *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 £3,350/mo).* - **Gross yield:** 2.5% - **Cost-to-rent:** 39.8× - **Monthly cashflow:** £-3,311/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -8.6% *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:** £6,557/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 0.3% - **10y growth:** 3.8% ## 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)