# 2 bedroom flat for sale (SL9 8JG)

## Property Details

| Key | Value |
|-----|-------|
| Address | APARTMENT 7, LONGCROFT, 84, PACKHORSE ROAD, GERRARDS CROSS, BUCKINGHAMSHIRE SL9 8JG |
| Price | £485,000 |
| Bedrooms | 2 |
| Last sold | £470,000 Mar 2013 |

## Description

A fabulous and well presented top floor apartment offering bright and spacious accommodation.  This modern and contemporary apartment is like a show home and all the stunning contents are available, subject to the sale agreed price.  The property was built to an extremely high standard by the local developer New Homes Estates in 2007 and has a security alarm.  The village centre is within walking distance and offers excellent shopping facilities, cinema, restaurants and railway station.  The property benefits from a low service charge of circa £1700 per annum and also has an abundance of eaves storage space. NO ONWARD CHAIN.

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**A fabulous and well presented top floor apartment offering bright and spacious accommodation.  This modern and contemporary apartment is like a show home and all the stunning contents are available, subject to the sale agreed price.  The property was built to an extremely high standard by the local developer New Homes Estates in 2007 and has a security alarm.  The village centre is within walking distance and offers excellent shopping facilities, cinema, restaurants and railway station.  The property benefits from a low service charge of circa £1700 per annum and also has an abundance of eaves storage space. NO ONWARD CHAIN.**

**** 

Hardwood door leading to:

**Entrance Hall** 

Coved ceiling. Wall mounted central heating thermostat. Video entry system. Double radiator. Downlighters. Airing cupboard housing Megaflow hot water system, slatted shelving over. 

**Drawing Room** 25'11 (7.9m)  x 13'1 (3.99m) max.

Double glazed window overlooking front aspect. French doors giving access to private balcony. Double radiator. TV/FM points. Feature fireplace. BT point. Downlighters. Dimmer switches. Glazed door leading to hallway.

**Balcony** 

With outside lighting. Decked flooring. Wrought iron balustrade.

**Kitchen** 14'4 (4.37m)  x 10' (3.05m) max. into window

Comprehensively fitted with a range of wall and base units and granite work surfaces with granite splashback. 'Neff' five ring gas hob with 'Neff' extractor fan over. 'Neff' integrated microwave oven. Integrated 'Neff' double oven. Integrated fridge and freezer. Integrated 'Neff' Dishwasher. One and a half bowl sink with waste disposal unit and mixer tap. Tiled flooring. Double radiator. Downlighters. TV point. Double glazed window to side aspect.

**Master Bedroom** 18'9 (5.72m)  x 16'11 (5.16m) max. to balcony door

Double glazed window overlooking rear aspect. Double radiator. Door opening to Juliet balcony with views over communal garden. BT point. TV/FM points. Large walk-in wardrobe. Eaves storage cupboard. Double radiator. Downlighters.

**En Suite Bathroom** 9'11 (3.02m)  x 10'8 (3.25m) max.

Double glazed window overlooking side aspect. Heated towel rail. Suite comprising pedestal wash hand basin with mixer tap. Bath with mixer tap and shower attachment. Low level WC with concealed cistern. Fully enclosed tiled shower cubicle. Downlighters. Partly tiled walls. Shaver point. Extractor. Eaves storage cupboard. Tiled flooring.

**Bedroom Two** 11'6 (3.51m)  x 9'11 (3.02m) max. into bay

Double glazed window overlooking side aspect. Vanity dresser unit. Fitted wardrobe. TV point. Radiator. Eaves storage cupboard. Downlighters.

**Family Bathroom** 

Fully tiled walls. Pedestal wash hand basin. Low level WC. Bath with mixer tap and shower attachment. Heated towel rail. Extractor fan. Fully tiled walls. Tiled flooring.

**General Note** 

The property has majority chrome electrical sockets and switches.  Lease and Management Charges to be confirmed. Lift service to all floors.

**OUTSIDE** 

There are two allocated car parking spaces set behind electronically operated gates.  To the rear there is a large communal garden, primarily laid to lawn with circular patio areas. Outside courtesy lighting.

**N.B.** 

Under section 21 of The Estate Agents Act 1979 we are obliged to inform you that there is a personal interest involved in the sale of this property.

**VIEWING** 

**Via The Frost Partnership, 32 Packhorse Road, Gerrards Cross

Telephone: 01753 890909 Email: gerrardscross@frostweb.co.uk**

## Property Photos

- ![front shot (Main)](/listings/photos/24309864/311930) - front shot (Main)
- ![bedroom](/listings/photos/24309864/311933) - bedroom
- ![kitchen](/listings/photos/24309864/311935) - kitchen
- ![bathroom](/listings/photos/24309864/311937) - bathroom
- ![Living room](/listings/photos/24309864/311939) - Living room
- ![kitchen](/listings/photos/24309864/311942) - kitchen
- ![Living room](/listings/photos/24309864/311946) - Living room
- ![rear garden](/listings/photos/24309864/311948) - rear garden
- ![hall](/listings/photos/24309864/311955) - hall
- ![EPC graph](/listings/photos/24309864/311959) - EPC graph

## Floorplans

- ![Floorplan 1](/listings/photos/24309864/311963) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| LONGCROFT, 84 APARTMENT 7 PACKHORSE ROAD, GERRARDS CROSS, SOUTH BUCKS, BUCKINGHAMSHIRE, SL9 8JG | £470,000 | 12/03/2013 | 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 |
|---------|-------|------|------|
| 5 THE PARK, GERRARDS CROSS, BUCKINGHAMSHIRE, SL9 8FG | £1,200,000 | 07/11/2023 | Flat |
| LONGCROFT, 84 APARTMENT 4 PACKHORSE ROAD, GERRARDS CROSS, BUCKINGHAMSHIRE, SL9 8JG | £405,000 | 28/04/2023 | Flat |
| THE LODGE, 86 FLAT 4 PACKHORSE ROAD, GERRARDS CROSS, BUCKINGHAMSHIRE, SL9 8JG | £365,000 | 14/04/2023 | Flat |
| RUTHERFORD HOUSE FLAT 13 PACKHORSE ROAD, GERRARDS CROSS, BUCKINGHAMSHIRE, SL9 8GZ | £625,000 | 14/09/2022 | Flat |
| 7 THE PARK, GERRARDS CROSS, BUCKINGHAMSHIRE, SL9 8FG | £1,250,000 | 25/03/2022 | Flat |
| ALBOROUGH LODGE, 107 7 PACKHORSE ROAD, GERRARDS CROSS, BUCKINGHAMSHIRE, SL9 8JD | £805,000 | 28/02/2022 | Flat |
| 11 THE PARK, GERRARDS CROSS, BUCKINGHAMSHIRE, SL9 8FG | £1,000,000 | 07/12/2021 | Flat |
| VANDERBILT HOUSE, 111 FLAT 1 PACKHORSE ROAD, GERRARDS CROSS, BUCKINGHAMSHIRE, SL9 8JD | £720,000 | 17/11/2021 | Flat |
| ALBOROUGH LODGE, 107 4 PACKHORSE ROAD, GERRARDS CROSS, BUCKINGHAMSHIRE, SL9 8JD | £700,000 | 22/10/2021 | Flat |
| ESRA LODGE, 87 4 PACKHORSE ROAD, GERRARDS CROSS, BUCKINGHAMSHIRE, SL9 8HU | £685,000 | 09/09/2021 | Flat |
| ESRA LODGE, 87 2 PACKHORSE ROAD, GERRARDS CROSS, BUCKINGHAMSHIRE, SL9 8HU | £710,000 | 02/09/2021 | Flat |
| ESRA LODGE, 87 5 PACKHORSE ROAD, GERRARDS CROSS, BUCKINGHAMSHIRE, SL9 8HU | £615,000 | 04/08/2021 | Flat |

**Area average:** £756,667 (12 sales)

## Price vs local average

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

- **Local average:** £417,136 (11 Flat, SL9, 2024–2026)
- **Deviation:** +16.3%

## 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 Bedford (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £823/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, Orche Hill Chambers, SL9 | £2,000/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Penthouse, Optimal House, SL9 | £3,500/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Penthouse, Optimal House, SL9 | £4,500/mo | 2 | 0.37 miles | OpenRent |

**Average rent: £3,333/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.72% (weak for cashflow)
- **Max investor price (0.8%):** £437,500
- **Target investor price (1%):** £350,000

*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 £3,500/mo).*

- **Gross yield:** 8.7%
- **Cost-to-rent:** 11.5×
- **Monthly cashflow:** £1,215/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 10.4%

*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).*

## Capital growth trend

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

- **5y growth:** -19.4%
- **10y growth:** -47.4%

## 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)