Sold Flat

180 ASPEN ROAD

HIGH WYCOMBE, BUCKINGHAMSHIRE HP10 9GG

2 beds 1 baths 70 m² Listed 23 May 2024 (-740d)

£392,500

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# 2 bedroom apartment for sale (HP10 9GG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 180 ASPEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE HP10 9GG |
| Price | £392,500 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £363,500 Apr 2025 |

## Description

Set amid acres of lush green landscape, Abbey Barn Park is perfectly located for revitalising walks, exhilarating bike rides and time in the fresh air. Abbey Barn Park is designed to co-exist peacefully with the local wildlife. You’ll find ponds, hedgerows and nature-friendly planting across the development, all of which helps to nurture a healthy and thriving ecosystem.

*Please note that the internal images are of a show apartment and are for indicative purposes only.

## Property Photos

- ![Kitchen](/listings/photos/148328180/197582) - Kitchen
- ![Living/Kitchen](/listings/photos/148328180/197585) - Living/Kitchen
- ![Living Area](/listings/photos/148328180/197590) - Living Area
- ![Kitchen](/listings/photos/148328180/197592) - Kitchen
- ![Entrance Hall](/listings/photos/148328180/197593) - Entrance Hall
- ![Bedroom 1](/listings/photos/148328180/197594) - Bedroom 1
- ![En Suite](/listings/photos/148328180/197595) - En Suite
- ![Bedroom 2](/listings/photos/148328180/197596) - Bedroom 2
- ![Bathroom](/listings/photos/148328180/197597) - Bathroom
- ![External](/listings/photos/148328180/197598) - External
- ![Countryside Setting](/listings/photos/148328180/197600) - Countryside Setting

## Floorplans

- ![Floorplan](/listings/photos/148328180/197602) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 180 ASPEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 9GG | £363,500 | 06/04/2025 | 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] 234 ASPEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 9GG | £615,600 | 09/06/2025 | Terraced |
| [Same street] 238 ASPEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 9GG | £589,000 | 30/05/2025 | Terraced |
| [Same street] 178 ASPEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 9GG | £287,500 | 19/09/2024 | Flat |
| [Same street] 198 ASPEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 9GG | £274,700 | 22/03/2024 | Flat |
| [Same street] 146 ASPEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 9GG | £292,500 | 01/09/2023 | Flat |
| [Same street] 144 ASPEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 9GG | £370,000 | 25/08/2023 | Flat |

**Street average:** £404,883 (6 sales)

## Price vs local average

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

- **Local average:** £321,469 (16 Flat, HP10, 2024–2026)
- **Deviation:** +22.1%

## 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, Gordon Road, HP13 | £1,695/mo | 2 | 0.83 miles | OpenRent |
| 2 Bed Flat, Pavilion Court, HP13 | £1,545/mo | 2 | 0.83 miles | OpenRent |
| 2 Bed Flat, Gordon Road, HP13 | £1,695/mo | 2 | 0.83 miles | OpenRent |
| 2 Bed Semi-Detached House, Eisenhower Lower Close, HP11 | £1,600/mo | 2 | 0.86 miles | OpenRent |

**Average rent: £1,634/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £206,000
- **Target investor price (1%):** £164,800

*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 £1,648/mo).*

- **Gross yield:** 5%
- **Cost-to-rent:** 19.9×
- **Monthly cashflow:** £-88/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.9%

*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).*

## Capital growth trend

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

- **5y growth:** 29%
- **10y growth:** 63.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -3.2%
- **5y growth (index):** 3.8%
- **10y growth (index):** 12.3%

## 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)

Kitchen Living/Kitchen Living Area Kitchen Entrance Hall Bedroom 1 En Suite Bedroom 2 Bathroom External Countryside Setting

/ 11

Property details

Floor area

70 m²

Council tax band

TBC

Last sold

£363,500 Apr 2025

Local average

£321,469 (+22.1%)

Deprivation

Decile 7 (21,556 of 33,755)

Street crime

96 incidents within 1 mile (Mar 2026)

Key features

Viewing advised
Ground floor
Bosch integrated appliances
Underfloor heating
Patio area
Allocated parking
10 year Premier Guarantee

Additional details

Parking: Yes
Garden: Yes

Description

Built by the award winning Berkeley Group, this two bedroom ground floor apartment has been designed to help life flow effortlessly. It is filled with natural light and benefits from flexible, open-plan living spaces – perfect for socialising, entertaining and time to recharge.

Set amid acres of lush green landscape, Abbey Barn Park is perfectly located for revitalising walks, exhilarating bike rides and time in the fresh air. Abbey Barn Park is designed to co-exist peacefully with the local wildlife. You’ll find ponds, hedgerows and nature-friendly planting across the development, all of which helps to nurture a healthy and thriving ecosystem.

*Please note that the internal images are of a show apartment and are for indicative purposes only.

Listed by

New Homes

Leaders and Romans Group

Reference: 148328180

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Sold	06/04/2025 (1 year ago)	£363,500	—

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 234 ASPEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 9GG	£615,600	09/06/2025	Terraced
Same street 238 ASPEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 9GG	£589,000	30/05/2025	Terraced
Same street 178 ASPEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 9GG	£287,500	19/09/2024	Flat
Same street 198 ASPEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 9GG	£274,700	22/03/2024	Flat
Same street 146 ASPEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 9GG	£292,500	01/09/2023	Flat
Same street 144 ASPEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 9GG	£370,000	25/08/2023	Flat

Street average: £404,883 (6 sales)

Capital growth trend

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

5y growth 29%

10y growth 63.4%

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

1y (index) -3.2%

5y (index) 3.8%

10y (index) 12.3%

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 HP10 9GG

Nearby

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

Type	Name	Distance
Bus stop	Marsh School	0.4 miles
Bus stop	Beech Road	0.4 miles
Shop	Hobbycraft	0.5 miles
Shop	Pets at Home	0.5 miles
Train station	High Wycombe	1.2 miles
Hospital	Wycombe General Hospital	1.4 miles
University	Buckinghamshire New University (Wycombe Campus)	1.4 miles
Train station	Bourne End	2.7 miles
Hospital	Priory Hospital High Wycombe	2.7 miles
University	National Film and Television School	4.0 miles

Street-level crime

Category	Count
Violence and sexual offences	44
Shoplifting	11
Public order	9
Drugs	7
Other theft	7
Anti-social behaviour	5
Criminal damage and arson	5
Vehicle crime	3
Burglary	2
Other crime	2
Robbery	1
Total incidents	96

Within 1 mile during Mar 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	0.4 miles	Requires improvement — 31 Jan 2023
Beechview Academy	Primary	0.7 miles	Requires improvement — 19 Mar 2023
Crown House School	Other	0.7 miles	Good — 18 Jun 2018
Abbey View Primary Academy	Primary	0.7 miles	Good — 24 Apr 2024
Bowerdean Nursery School	Nursery	0.9 miles	Outstanding — 18 Apr 2013

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, Gordon Road, HP13	£1,695/mo	2	0.83 miles	OpenRent
2 Bed Flat, Pavilion Court, HP13	£1,545/mo	2	0.83 miles	OpenRent
2 Bed Flat, Gordon Road, HP13	£1,695/mo	2	0.83 miles	OpenRent
2 Bed Semi-Detached House, Eisenhower Lower Close, HP11	£1,600/mo	2	0.86 miles	OpenRent

Average rent: £1,634/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.42%

Max investor price (0.8%) £206,000

Target investor price (1%) £164,800

Gross yield 5%

Cost-to-rent ratio 19.9×

Monthly cashflow £-88/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.9%

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).