Sold STC Flat

FLAT 67

ASPEN COURT, FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE HP13 7YG

2 beds 1 baths 527 sq ft Listed 22 Feb 2023 (-1204d)

£240,000

Save

# 2 bedroom apartment for sale (HP13 7YG)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 67, ASPEN COURT, FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE HP13 7YG |
| Price | £240,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | TBC |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 49 m² |
| Last sold | £237,000 Oct 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £556/year
- **Est. upgrade cost to C:** £655

### Recommendations
- Y (£585 - £725)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0330-2830-0270-2577-0505)

## Description

Offered to the market with no onward chain.

A two bedroom ground floor apartment situated to the East of High Wycombe, within close proximity to local amenities and Junction 3 of the M40 Motorway.

The well presented apartment comprises; A private entrance, open plan living/dining/kitchen with fitted integral appliances, two double bedrooms, master with a balcony and a modern fitted bathroom. Outside you will find well maintained communal gardens and allocated parking for one vehicle.

This property makes an ideal first time purchase or investment opportunity.

Further information

Lease- 82 years remaining

Ground Rent- £350 per annum

Service Charge- Estimated £1200 per annum

Council Tax Band- C

## Property Photos

- ![Front Shot](/listings/photos/131924183/553426) - Front Shot
- ![Living Room](/listings/photos/131924183/553428) - Living Room
- ![Kitchen](/listings/photos/131924183/553429) - Kitchen
- ![Balcony](/listings/photos/131924183/553431) - Balcony
- ![Bedroom 1](/listings/photos/131924183/553432) - Bedroom 1
- ![Bathroom](/listings/photos/131924183/553433) - Bathroom
- ![Bedroom 2](/listings/photos/131924183/553434) - Bedroom 2
- ![Lounge](/listings/photos/131924183/553436) - Lounge
- ![Lounge](/listings/photos/131924183/553437) - Lounge
- ![Bedroom 2](/listings/photos/131924183/553438) - Bedroom 2

## Floorplans

- ![Floorplan](/listings/photos/131924183/553439) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/131924183/553440) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| ASPEN COURT FLAT 67 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £237,000 | 17/10/2023 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] ASPEN COURT FLAT 63 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £235,000 | 30/01/2026 | Flat |
| DUNKELD HOUSE FLAT 11 BRAMBLESIDE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1JF | £212,000 | 15/12/2025 | Flat |
| WESTFIELDS HOUSE 11 LONDON ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1HA | £202,500 | 05/12/2025 | Flat |
| LEDE VIEW COURT FLAT 2 LONDON ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1HR | £226,000 | 26/11/2025 | Flat |
| [Same street] ASPEN COURT FLAT 61 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £242,500 | 21/11/2025 | Flat |
| [Same street] ASPEN COURT FLAT 16 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £235,750 | 27/10/2025 | Flat |
| DUNKELD HOUSE FLAT 6 BRAMBLESIDE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1JF | £210,000 | 01/08/2025 | Flat |
| [Same street] ASPEN COURT FLAT 28 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £240,000 | 15/07/2025 | Flat |
| [Same street] ASPEN COURT FLAT 56 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £249,750 | 27/05/2025 | Flat |
| [Same street] ASPEN COURT FLAT 68 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £245,000 | 13/02/2025 | Flat |
| [Same street] ASPEN COURT FLAT 44 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £260,000 | 15/11/2024 | Flat |
| [Same street] ASPEN COURT FLAT 1 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £210,000 | 27/08/2024 | Flat |
| [Same street] ASPEN COURT FLAT 29 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £229,000 | 26/06/2024 | Flat |
| [Same street] ASPEN COURT FLAT 13 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £240,000 | 11/12/2023 | Flat |
| [Same street] ASPEN COURT FLAT 3 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £230,000 | 06/12/2023 | Flat |
| IVY LODGE 4 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YQ | £280,000 | 18/10/2023 | Flat |
| BRODDICK HOUSE FLAT 4 BRAMBLESIDE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1JY | £190,000 | 21/09/2023 | Flat |
| [Same street] ASPEN COURT FLAT 32 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £245,000 | 31/03/2023 | Flat |
| OSTLERS COURT FLAT 6 OLD COACH DRIVE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1AR | £170,000 | 31/03/2023 | Flat |
| WESTFIELDS HOUSE 1 LONDON ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1HA | £288,000 | 17/02/2023 | Flat |
| THE PHILLIMORES, 741 10 LONDON ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1HD | £215,000 | 20/12/2022 | Flat |
| WESTFIELDS HOUSE 30 LONDON ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1HA | £300,000 | 19/12/2022 | Flat |
| GROOMS COURT FLAT 4 OLD COACH DRIVE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1AU | £255,000 | 15/11/2022 | Flat |
| [Same street] ASPEN COURT FLAT 25 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £246,000 | 11/11/2022 | Flat |
| 44 THE PENTLANDS, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7PB | £207,000 | 11/11/2022 | Flat |
| [Same street] ASPEN COURT FLAT 31 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £236,000 | 28/10/2022 | Flat |
| [Same street] ASPEN COURT FLAT 61 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £240,000 | 28/09/2022 | Flat |
| LEDE VIEW COURT FLAT 2 LONDON ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1HR | £219,950 | 31/08/2022 | Flat |
| ASPEN COURT FLAT 64 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £245,000 | 02/08/2022 | Flat |
| WESTGATE COURT 6 GOMM ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7HG | £165,000 | 18/07/2022 | Flat |
| ASPEN COURT FLAT 43 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £228,000 | 24/06/2022 | Flat |
| ASPEN COURT FLAT 76 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG | £240,000 | 23/06/2022 | Flat |
| GROOMS COURT FLAT 2 OLD COACH DRIVE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1AU | £170,000 | 16/06/2022 | Flat |
| FOURDRINIER COURT FLAT 7 LONDON ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1LB | £260,000 | 31/05/2022 | Flat |
| WESTGATE COURT 12 GOMM ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7HG | £200,000 | 20/05/2022 | Flat |

**Street average:** £238,933 (15 sales)
**Area average:** £224,173 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £231,727 (55 Flat, HP13, 2024–2026)
- **Deviation:** +3.6%

## 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 Chilterns (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,097/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 |
|------|------|------|------|------|
| 2 Bed Flat, Winchester Court, HP11 | £1,100/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Winchester Court, HP11 | £1,195/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Sekhon House, HP11 | £1,600/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, Sekhon House, HP11 | £1,600/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, Sekhon House, HP11 | £1,600/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, Sekhon House, HP11 | £1,650/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, Sekhon House, HP11 | £1,650/mo | 2 | 0.32 miles | OpenRent |
| 2 Bed Flat, Sekhon House, HP11 | £1,650/mo | 2 | 0.32 miles | OpenRent |

**Average rent: £1,506/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.67% (weak for cashflow)
- **Max investor price (0.8%):** £200,000
- **Target investor price (1%):** £160,000

*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 £1,600/mo).*

- **Gross yield:** 8%
- **Cost-to-rent:** 12.5×
- **Monthly cashflow:** £470/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 8.1%

*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).*

## Price per Square Metre

- **£/m²:** £4,898/m²

## Capital growth trend

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

- **5y growth:** 5.6%
- **10y growth:** -4.2%

## House Price Index (HM Land Registry)

*Official index for Buckinghamshire; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -5.3%
- **5y growth (index):** 2.9%
- **10y growth (index):** 10.3%

## 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)

Front Shot Living Room Kitchen Balcony Bedroom 1 Bathroom Bedroom 2 Lounge Lounge Bedroom 2

/ 10

Property details

Tenure

LEASEHOLD (82 years remaining on lease)

Floor area

49 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 2007-2011

Last sold

£237,000 Oct 2023

Price per m²

£4,898/m²

Local average

£231,727 (+3.6%)

Street crime

116 incidents within 1 mile (Apr 2026)

Key features

No Chain
Ground Floor With A Private Entrance
Two Double Bedrooms
Master Bedroom With A Balcony
Large Open Plan Living/Kitchen/Dining Room
One Allocated Parking Space
East Of High Wycombe
Close To Amenities

Additional details

Parking: Yes

Description

Offered to the market with no onward chain.
A two bedroom ground floor apartment situated to the East of High Wycombe, within close proximity to local amenities and Junction 3 of the M40 Motorway.
The well presented apartment comprises; A private entrance, open plan living/dining/kitchen with fitted integral appliances, two double bedrooms, master with a balcony and a modern fitted bathroom. Outside you will find well maintained communal gardens and allocated parking for one vehicle.
This property makes an ideal first time purchase or investment opportunity.

Further information
Lease- 82 years remaining
Ground Rent- £350 per annum
Service Charge- Estimated £1200 per annum
Council Tax Band- C

Listed by

High Wycombe

Leaders and Romans Group

Reference: 131924183

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 30/03/2023

Current heating cost: £556/year

Potential heating cost: £556/year

Est. upgrade cost to C: £655

Recommendations

Heat recovery system for mixer showers (£585 - £725)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	17/10/2023 (2 years ago)	£237,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street ASPEN COURT FLAT 63 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£235,000	30/01/2026	Flat
DUNKELD HOUSE FLAT 11 BRAMBLESIDE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1JF	£212,000	15/12/2025	Flat
WESTFIELDS HOUSE 11 LONDON ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1HA	£202,500	05/12/2025	Flat
LEDE VIEW COURT FLAT 2 LONDON ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1HR	£226,000	26/11/2025	Flat
Same street ASPEN COURT FLAT 61 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£242,500	21/11/2025	Flat
Same street ASPEN COURT FLAT 16 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£235,750	27/10/2025	Flat
DUNKELD HOUSE FLAT 6 BRAMBLESIDE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1JF	£210,000	01/08/2025	Flat
Same street ASPEN COURT FLAT 28 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£240,000	15/07/2025	Flat
Same street ASPEN COURT FLAT 56 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£249,750	27/05/2025	Flat
Same street ASPEN COURT FLAT 68 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£245,000	13/02/2025	Flat
Same street ASPEN COURT FLAT 44 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£260,000	15/11/2024	Flat
Same street ASPEN COURT FLAT 1 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£210,000	27/08/2024	Flat
Same street ASPEN COURT FLAT 29 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£229,000	26/06/2024	Flat
Same street ASPEN COURT FLAT 13 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£240,000	11/12/2023	Flat
Same street ASPEN COURT FLAT 3 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£230,000	06/12/2023	Flat
IVY LODGE 4 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YQ	£280,000	18/10/2023	Flat
BRODDICK HOUSE FLAT 4 BRAMBLESIDE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1JY	£190,000	21/09/2023	Flat
Same street ASPEN COURT FLAT 32 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£245,000	31/03/2023	Flat
OSTLERS COURT FLAT 6 OLD COACH DRIVE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1AR	£170,000	31/03/2023	Flat
WESTFIELDS HOUSE 1 LONDON ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1HA	£288,000	17/02/2023	Flat
THE PHILLIMORES, 741 10 LONDON ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1HD	£215,000	20/12/2022	Flat
WESTFIELDS HOUSE 30 LONDON ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1HA	£300,000	19/12/2022	Flat
GROOMS COURT FLAT 4 OLD COACH DRIVE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1AU	£255,000	15/11/2022	Flat
Same street ASPEN COURT FLAT 25 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£246,000	11/11/2022	Flat
44 THE PENTLANDS, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7PB	£207,000	11/11/2022	Flat
Same street ASPEN COURT FLAT 31 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£236,000	28/10/2022	Flat
Same street ASPEN COURT FLAT 61 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£240,000	28/09/2022	Flat
LEDE VIEW COURT FLAT 2 LONDON ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1HR	£219,950	31/08/2022	Flat
ASPEN COURT FLAT 64 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£245,000	02/08/2022	Flat
WESTGATE COURT 6 GOMM ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7HG	£165,000	18/07/2022	Flat
ASPEN COURT FLAT 43 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£228,000	24/06/2022	Flat
ASPEN COURT FLAT 76 FREER CRESCENT, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7YG	£240,000	23/06/2022	Flat
GROOMS COURT FLAT 2 OLD COACH DRIVE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1AU	£170,000	16/06/2022	Flat
FOURDRINIER COURT FLAT 7 LONDON ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP11 1LB	£260,000	31/05/2022	Flat
WESTGATE COURT 12 GOMM ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 7HG	£200,000	20/05/2022	Flat

Street average: £238,933 (15 sales)

Area average: £224,173 (20 sales)

Capital growth trend

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

5y growth 5.6%

10y growth -4.2%

House Price Index (HM Land Registry — official index, not sold-price averages): Buckinghamshire. Series: Flats and maisonettes. As of March 2026.

1y (index) -5.3%

5y (index) 2.9%

10y (index) 10.3%

Rental Range

Estimated market rent for Buckinghamshire. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,326/mo

Realistic £1,473/mo

Optimistic £1,620/mo

Based on Local Authority from postcode lookup → Buckinghamshire.

LHA (30th percentile) floor for Chilterns: £1,097/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HP13 7YG

Address

Freer Crescent

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Shop	Wakefield Store	0.1 miles
Shop	Aldi	0.1 miles
Bus stop	King George V	0.1 miles
Train station	High Wycombe	1.7 miles
Train station	Bourne End	2.8 miles
Hospital	Marlow Community Hospital	4.0 miles
University	Buckinghamshire New University	5.2 miles
Hospital	St Mark's Hospital	6.5 miles

Street-level crime

Category	Count
Violence and sexual offences	50
Anti-social behaviour	15
Shoplifting	13
Criminal damage and arson	9
Vehicle crime	9
Public order	8
Other theft	6
Burglary	3
Bicycle theft	1
Other crime	1
Robbery	1
Total incidents	116

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

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Marsh School	Primary	0.5 miles	Requires improvement — 31 Jan 2023
Loudwater Combined School	Primary	0.6 miles	Good — 17 Jun 2024
Beechview Academy	Primary	0.7 miles	Requires improvement — 19 Mar 2023
The Highcrest Academy	Secondary	1.0 miles	Good — 22 Apr 2016
Ash Hill Primary School	Primary	1.1 miles	Requires improvement — 2 Jul 2023

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
2 Bed Flat, Winchester Court, HP11	£1,100/mo	2	0.24 miles	OpenRent
2 Bed Flat, Winchester Court, HP11	£1,195/mo	2	0.29 miles	OpenRent
2 Bed Flat, Sekhon House, HP11	£1,600/mo	2	0.32 miles	OpenRent
2 Bed Flat, Sekhon House, HP11	£1,600/mo	2	0.32 miles	OpenRent
2 Bed Flat, Sekhon House, HP11	£1,600/mo	2	0.32 miles	OpenRent
2 Bed Flat, Sekhon House, HP11	£1,650/mo	2	0.32 miles	OpenRent
2 Bed Flat, Sekhon House, HP11	£1,650/mo	2	0.32 miles	OpenRent
2 Bed Flat, Sekhon House, HP11	£1,650/mo	2	0.32 miles	OpenRent

Average rent: £1,506/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.67%

Max investor price (0.8%) £200,000

Target investor price (1%) £160,000

Gross yield 8%

Cost-to-rent ratio 12.5×

Monthly cashflow £470/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 8.1%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).