# 2 bedroom flat for sale (SL6 0BB)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 2, THE NUTSHELL, RIVER ROAD, MAIDENHEAD, TAPLOW, BUCKINGHAMSHIRE SL6 0BB |
| Price | £465,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | F |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 90 m² |
| Last sold | £450,000 Jan 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 10/06/2031
- **Current heating cost:** £253/year
- **Est. upgrade cost to C:** £170

### Recommendations
- E (£170)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6900-6399-4002-1496-0302)

## Description

A beautifully presented ground floor apartment is set on one of Taplow’s most sought after roads.

The property comprises two large double bedrooms, the master benefitting from an en-suite and the second, has large windows boasting ample natural light. 

The kitchen which can also hold a dining table and the ability to be shut off from the living room or made open plan and a living room with stunning views over the Thames.

Outside of the property, there is an allocated parking space and a beautiful terrace overlooking the River Thames just 0.9 miles away from Taplow train station.

## Property Photos

- ![Picture No. 21](/listings/photos/90450699/1306872) - Picture No. 21
- ![Picture No. 02](/listings/photos/90450699/1306873) - Picture No. 02
- ![Picture No. 03](/listings/photos/90450699/1306874) - Picture No. 03
- ![Picture No. 04](/listings/photos/90450699/1306875) - Picture No. 04
- ![Picture No. 05](/listings/photos/90450699/1306876) - Picture No. 05
- ![Picture No. 06](/listings/photos/90450699/1306877) - Picture No. 06
- ![Picture No. 08](/listings/photos/90450699/1306878) - Picture No. 08
- ![Picture No. 09](/listings/photos/90450699/1306879) - Picture No. 09
- ![Picture No. 10](/listings/photos/90450699/1306880) - Picture No. 10
- ![Picture No. 11](/listings/photos/90450699/1306881) - Picture No. 11
- ![Picture No. 15](/listings/photos/90450699/1306882) - Picture No. 15
- ![Picture No. 17](/listings/photos/90450699/1306883) - Picture No. 17
- ![Picture No. 20](/listings/photos/90450699/1306884) - Picture No. 20

## Floorplans

- ![Floorplan](/listings/photos/90450699/1306885) - Floorplan

## EPC Graphs

- ![Epc](/listings/photos/90450699/1306886) - Epc

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE NUTSHELL FLAT 2 RIVER ROAD, TAPLOW, MAIDENHEAD, BUCKINGHAMSHIRE, SL6 0BB | £450,000 | 25/01/2022 | 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 |
|---------|-------|------|------|
| BRIDGE COURT FLAT 23 BATH ROAD, TAPLOW, MAIDENHEAD, BUCKINGHAMSHIRE, SL6 0AS | £245,000 | 07/08/2025 | Flat |
| [Same street] GAIETY ROW THAMES COTTAGE RIVER ROAD, TAPLOW, MAIDENHEAD, BUCKINGHAMSHIRE, SL6 0BB | £775,000 | 30/10/2023 | Other |
| BRIDGE COURT FLAT 6 BATH ROAD, TAPLOW, MAIDENHEAD, BUCKINGHAMSHIRE, SL6 0AS | £246,500 | 17/10/2022 | Flat |
| 17 RIVER COURT, TAPLOW, MAIDENHEAD, BUCKINGHAMSHIRE, SL6 0AU | £315,000 | 12/08/2022 | Flat |
| 17 RIVER COURT, TAPLOW, MAIDENHEAD, BUCKINGHAMSHIRE, SL6 0AU | £315,000 | 12/08/2022 | Flat |
| BRIDGE COURT FLAT 22 BATH ROAD, TAPLOW, MAIDENHEAD, BUCKINGHAMSHIRE, SL6 0AS | £250,000 | 04/02/2022 | Flat |
| 28 RIVER COURT, TAPLOW, MAIDENHEAD, BUCKINGHAMSHIRE, SL6 0AU | £257,500 | 30/09/2021 | Flat |
| 12 RIVER COURT, TAPLOW, MAIDENHEAD, BUCKINGHAMSHIRE, SL6 0AU | £305,000 | 24/09/2021 | Flat |

**Street average:** £775,000 (1 sale)
**Area average:** £276,286 (7 sales)

## Price vs local average

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

- **Local average:** £315,448 (92 Flat, SL6, 2024–2026)
- **Deviation:** +47.4%

## 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 East Thames Valley (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,197/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, Grosvenor Drive, SL6 | £1,700/mo | 2 | 0.41 miles | OpenRent |
| 2 Bed Semi-Detached House, Langdale Close, SL6 | £1,675/mo | 2 | 0.54 miles | OpenRent |
| 2 Bed Flat, Cedars House, SL6 | £1,520/mo | 2 | 0.57 miles | OpenRent |
| 2 Bed Flat, Cedars House, SL6 | £1,520/mo | 2 | 0.57 miles | OpenRent |
| 2 Bed Semi-Detached House, Cedars Road, SL6 | £650/mo | 2 | 0.58 miles | OpenRent |
| 2 Bed Flat, Ray Mead Road, SL6 | £1,675/mo | 2 | 0.6 miles | OpenRent |
| 2 Bed Maisonette, Hayfield Court, SL6 | £1,750/mo | 2 | 0.66 miles | OpenRent |
| 2 Bed Flat, Willow Court, SL6 | £1,775/mo | 2 | 0.66 miles | OpenRent |
| 2 Bed Flat, Marigold House, SL6 | £1,950/mo | 2 | 0.76 miles | OpenRent |

**Average rent: £1,579/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £209,375
- **Target investor price (1%):** £167,500

*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 £1,675/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23.1×
- **Monthly cashflow:** £-349/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.1%

*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:** £5,167/m²

## Capital growth trend

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

- **5y growth:** -9.5%
- **10y growth:** -12%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.6%
- **5y growth (index):** 3.1%
- **10y growth (index):** 9.6%

## 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)