For sale Detached

10 NURSERY FIELD

AYLESBURY, HADDENHAM, BUCKINGHAMSHIRE HP17 8HZ

3 beds 2 baths 1,130 sq ft Listed 31 Mar 2026 (-67d)

£570,000

Offers in Excess of

Reduced on 12 May 2026

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# 3 bedroom detached house for sale (HP17 8HZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 NURSERY FIELD, AYLESBURY, HADDENHAM, BUCKINGHAMSHIRE HP17 8HZ |
| Price | £570,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Council tax | E |
| Floor area | 105 m² |
| Last sold | £577,000 Aug 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Current heating cost:** £420/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0350-3918-9330-2704-8915)

## Description

Located in a sought-after village setting, this well-presented three bedroom detached house offers comfortable and versatile accommodation suited to both families and professionals. The property features a spacious lounge/diner, creating an inviting environment for everyday living and entertaining, while the kitchen is well arranged with ample storage and worktop space to support modern lifestyles. Each of the three bedrooms is well-proportioned, offering flexibility for use as sleeping accommodation, a home office or guest space, with the principal bedroom further benefitting from its own en suite. A modern family bathroom serves the remaining bedrooms. Externally, the property benefits from a driveway and integral garage, along with an additional allocated parking space positioned opposite the house, providing parking for at least two vehicles. An EV charger is also installed, adding further practicality. The location is particularly convenient, with a village train station nearby for easy commuting and a range of local amenities within easy reach. An excellent opportunity to enjoy village living with well-balanced accommodation and practical features throughout. Early viewing is highly recommended.

EPC Rating: B

## Property Photos

- ![Photo](/listings/photos/87743385/611262)
- ![Ground Floor](/listings/photos/87743385/611266) - Ground Floor
- ![Ground Floor](/listings/photos/87743385/611267) - Ground Floor
- ![Photo](/listings/photos/87743385/611268)
- ![Ground Floor](/listings/photos/87743385/611269) - Ground Floor
- ![First Floor](/listings/photos/87743385/611270) - First Floor
- ![First Floor](/listings/photos/87743385/611274) - First Floor
- ![Photo](/listings/photos/87743385/611275)
- ![First Floor](/listings/photos/87743385/611276) - First Floor
- ![Photo](/listings/photos/87743385/611277)
- ![Ground Floor](/listings/photos/87743385/611278) - Ground Floor
- ![Ground Floor](/listings/photos/87743385/611280) - Ground Floor
- ![Ground Floor](/listings/photos/87743385/611281) - Ground Floor
- ![Ground Floor](/listings/photos/87743385/611282) - Ground Floor
- ![First Floor](/listings/photos/87743385/611285) - First Floor
- ![Photo](/listings/photos/87743385/611287)
- ![First Floor](/listings/photos/87743385/611288) - First Floor
- ![Ground Floor](/listings/photos/87743385/611289) - Ground Floor
- ![First Floor](/listings/photos/87743385/611290) - First Floor

## Floorplans

- ![All](/listings/photos/87743385/611294) - All
- ![Ground Floor](/listings/photos/87743385/611297) - Ground Floor
- ![First Floor](/listings/photos/87743385/611300) - First Floor

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 NURSERY FIELD, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8HZ | £577,000 | 16/08/2024 | 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 |
|---------|-------|------|------|
| 16 BURCH MEWS, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8GA | £515,000 | 31/10/2025 | Detached |
| 10 CRICKETERS WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FL | £490,000 | 28/09/2023 | Detached |
| 1 PAINE CLOSE, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FZ | £460,000 | 28/06/2023 | Detached |
| 32 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX | £625,000 | 26/06/2023 | Detached |
| 36 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX | £535,000 | 23/06/2023 | Detached |
| [Same street] 4 NURSERY FIELD, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8HZ | £111,395 | 01/06/2023 | Other |
| 52 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX | £655,000 | 25/05/2023 | Detached |
| 30 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX | £655,000 | 25/05/2023 | Detached |
| 26 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX | £550,000 | 28/04/2023 | Detached |
| 20 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX | £550,000 | 21/04/2023 | Detached |
| 14 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX | £625,000 | 20/04/2023 | Detached |
| 18 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX | £665,000 | 20/04/2023 | Detached |
| 23 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX | £690,000 | 09/12/2022 | Detached |
| 1 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX | £590,000 | 24/11/2022 | Detached |
| 5 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX | £535,000 | 18/11/2022 | Detached |
| 14 WILLOUGHBY LANE, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FU | £645,000 | 04/11/2022 | Detached |
| 10 WILLOUGHBY LANE, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FU | £650,000 | 21/10/2022 | Detached |
| 41 CRICKETERS WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FL | £640,000 | 14/10/2022 | Detached |
| 23 ALDERSON WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FY | £640,000 | 16/09/2022 | Detached |
| 19 ALDERSON WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FY | £470,000 | 26/08/2022 | Detached |
| 16 BURCH MEWS, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8GA | £470,000 | 19/08/2022 | Detached |

**Street average:** £111,395 (1 sale)
**Area average:** £582,750 (20 sales)

## Price vs local average

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

- **Local average:** £676,096 (21 Detached, HP17, 2024–2026)
- **Deviation:** -15.7%

## 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 Aylesbury (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,326/mo

## 1% Rule

- **Rent ratio:** 0.26% (weak for cashflow)
- **Max investor price (0.8%):** £184,125
- **Target investor price (1%):** £147,300

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £5,429/m²

## Capital growth trend

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

- **5y growth:** -5.7%
- **10y growth:** -8.6%

## House Price Index (HM Land Registry)

*Official index for Buckinghamshire; Detached series; as of March 2026.*

- **1y growth (index):** -1.2%
- **5y growth (index):** 14.6%
- **10y growth (index):** 24.5%

## 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)

Photo 1 Ground Floor Ground Floor Photo 4 Ground Floor First Floor First Floor Photo 8 First Floor Photo 10 Ground Floor Ground Floor Ground Floor Ground Floor First Floor Photo 16 First Floor Ground Floor First Floor

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Property details

Tenure

FREEHOLD

Floor area

105 m²

Council tax band

EPC rating

Last sold

£577,000 Aug 2024

Price per m²

£5,429/m²

Local average

£676,096 (-15.7%)

Deprivation

Decile 10 (30,898 of 33,755)

Street crime

13 incidents within 1 mile (Mar 2026)

Key features

Village Location
Nearby to Train Station
EV Charger Installed
Garage, Driveway and an Additional Allocated Parking Space Opposite The Property
Detached Three Well-Proportioned Bedrooms
Spacious Lounge/Diner

Additional details

Electricity: Mains supply
Broadband: FTTP (fibre to the premises)
Water: Mains supply
Sewerage: Mains supply
Heating: Air source heat pump
Parking: Garage, Driveway, Off street
Garden: Private garden
Listed property: No
Restrictions: Yes
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Listed by

Aylesbury

Williams Estate Agents

Reference: 87743385

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: A

Inspection date: 08/07/2024

Current heating cost: £420/year

Potential heating cost: £420/year

Est. upgrade cost to C: £9,500

Recommendations

Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

All

Ground Floor

First Floor

Price history

Event	Date	Price	% change
Listed for sale	—	£570,000	-1.2%
Sold	16/08/2024 (1 year ago)	£577,000	—

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
16 BURCH MEWS, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8GA	£515,000	31/10/2025	Detached
10 CRICKETERS WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FL	£490,000	28/09/2023	Detached
1 PAINE CLOSE, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FZ	£460,000	28/06/2023	Detached
32 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX	£625,000	26/06/2023	Detached
36 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX	£535,000	23/06/2023	Detached
Same street 4 NURSERY FIELD, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8HZ	£111,395	01/06/2023	Other
52 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX	£655,000	25/05/2023	Detached
30 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX	£655,000	25/05/2023	Detached
26 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX	£550,000	28/04/2023	Detached
20 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX	£550,000	21/04/2023	Detached
14 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX	£625,000	20/04/2023	Detached
18 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX	£665,000	20/04/2023	Detached
23 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX	£690,000	09/12/2022	Detached
1 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX	£590,000	24/11/2022	Detached
5 HEDGEHOG WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FX	£535,000	18/11/2022	Detached
14 WILLOUGHBY LANE, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FU	£645,000	04/11/2022	Detached
10 WILLOUGHBY LANE, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FU	£650,000	21/10/2022	Detached
41 CRICKETERS WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FL	£640,000	14/10/2022	Detached
23 ALDERSON WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FY	£640,000	16/09/2022	Detached
19 ALDERSON WAY, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8FY	£470,000	26/08/2022	Detached
16 BURCH MEWS, HADDENHAM, AYLESBURY, BUCKINGHAMSHIRE, HP17 8GA	£470,000	19/08/2022	Detached

Street average: £111,395 (1 sale)

Area average: £582,750 (20 sales)

Capital growth trend

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

5y growth -5.7%

10y growth -8.6%

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

1y (index) -1.2%

5y (index) 14.6%

10y (index) 24.5%

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 Aylesbury: £1,326/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HP17 8HZ

Nearby

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

Type	Name	Distance
Bus stop	Medical Centre	0.3 miles
Shop	Ivor Miles of Haddenham	0.4 miles
Shop	Haddenham Carpets	0.4 miles
Train station	Haddenham and Thame Parkway	1.1 miles
Train station	Monks Risborough	4.4 miles
Hospital	The Paddocks Hospital	4.8 miles
University	University Campus Aylesbury Vale	5.5 miles

Street-level crime

Category	Count
Violence and sexual offences	7
Public order	2
Anti-social behaviour	1
Criminal damage and arson	1
Other crime	1
Shoplifting	1
Total incidents	13

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
Haddenham Community Infant School	Primary	0.4 miles	Good — 8 Feb 2023
Haddenham Community Junior School	Primary	0.4 miles	Good — 8 Jan 2015
Haddenham St Mary's Church of England School	Primary	0.4 miles	Good — 10 Nov 2021
Cuddington and Dinton CofE School	Primary	1.8 miles	Good — 3 Nov 2012
Barley Hill Primary School	Primary	2.8 miles	Good — 21 May 2015

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.26%

Max investor price (0.8%) £184,125

Target investor price (1%) £147,300

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).