Sold STC Flat

FLAT 4

WESTBURY MILL, MILL LANE, BRACKLEY, WESTBURY, BUCKINGHAMSHIRE NN13 5LE

2 beds 2 baths 710 sq ft Listed 19 May 2025 (-386d)

£235,000

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# 2 bedroom apartment for sale (NN13 5LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 4, WESTBURY MILL, MILL LANE, BRACKLEY, WESTBURY, BUCKINGHAMSHIRE NN13 5LE |
| Price | £235,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | TBC |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 66 m² |
| Last sold | £237,000 Aug 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Current heating cost:** £203/year
- **Est. upgrade cost to C:** £1,520

### Recommendations
- E (£20)
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9020-2930-5720-2629-3641)

## Description

A fabulous two bedroom first floor apartment conversion in a former mill. The property has a light and airy feel with an attractive open aspect. Offered in excellent order further benefits include lift access, two re-fitted bath/shower rooms, a fitted kitchen with integrated appliances, two allocated parking spaces and a useful ground floor room with light, power and window ideal as a home office, gym or storage. The accommodation comprises: Communal entrance with lift and stair access, entrance hall, stiing/dining room, kitchen, bedroom one with en-suite shower room, bedroom two, bathroom, ground floor room and allocated parking. NO ONWARD CHAIN. Council Tax Band C. Energy rating B.

## Property Photos

- ![CAM01995G0-PR0306-STILL027](/listings/photos/162119090/384804) - CAM01995G0-PR0306-STILL027
- ![CAM01995G0-PR0306-STILL018](/listings/photos/162119090/384807) - CAM01995G0-PR0306-STILL018
- ![CAM01995G0-PR0306-STILL017](/listings/photos/162119090/384808) - CAM01995G0-PR0306-STILL017
- ![CAM01995G0-PR0306-STILL014](/listings/photos/162119090/384810) - CAM01995G0-PR0306-STILL014
- ![CAM01995G0-PR0306-STILL005](/listings/photos/162119090/384811) - CAM01995G0-PR0306-STILL005
- ![CAM01995G0-PR0306-STILL019](/listings/photos/162119090/384815) - CAM01995G0-PR0306-STILL019
- ![CAM01995G0-PR0306-STILL009](/listings/photos/162119090/384819) - CAM01995G0-PR0306-STILL009
- ![CAM01995G0-PR0306-STILL012](/listings/photos/162119090/384825) - CAM01995G0-PR0306-STILL012
- ![CAM01995G0-PR0306-STILL015](/listings/photos/162119090/384828) - CAM01995G0-PR0306-STILL015
- ![CAM01995G0-PR0306-STILL004](/listings/photos/162119090/384835) - CAM01995G0-PR0306-STILL004
- ![CAM01995G0-PR0306-STILL020](/listings/photos/162119090/384837) - CAM01995G0-PR0306-STILL020
- ![CAM01995G0-PR0306-STILL021](/listings/photos/162119090/384840) - CAM01995G0-PR0306-STILL021
- ![CAM01995G0-PR0306-STILL022](/listings/photos/162119090/384842) - CAM01995G0-PR0306-STILL022
- ![CAM01995G0-PR0306-STILL023](/listings/photos/162119090/384845) - CAM01995G0-PR0306-STILL023

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WESTBURY MILL FLAT 4 MILL LANE, WESTBURY, BRACKLEY, BUCKINGHAMSHIRE, NN13 5LE | £237,000 | 29/08/2025 | Flat |
| WESTBURY MILL FLAT 4 MILL LANE, WESTBURY, BRACKLEY, BUCKINGHAMSHIRE, NN13 5LE | £220,500 | 20/05/2022 | 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 |
|---------|-------|------|------|
| WESTBURY MILL FLAT 8 MILL LANE, WESTBURY, BRACKLEY, BUCKINGHAMSHIRE, NN13 5LE | £210,000 | 15/12/2023 | Flat |
| 9 MILL LANE, WESTBURY, BRACKLEY, BUCKINGHAMSHIRE, NN13 5JS | £210,000 | 10/11/2023 | Flat |
| 44 MILL LANE, WESTBURY, BRACKLEY, BUCKINGHAMSHIRE, NN13 5BF | £232,250 | 15/07/2022 | Flat |
| WESTBURY MILL FLAT 6 MILL LANE, WESTBURY, BRACKLEY, BUCKINGHAMSHIRE, NN13 5LE | £185,000 | 31/03/2022 | Flat |
| WESTBURY MILL FLAT 8 MILL LANE, WESTBURY, BRACKLEY, BUCKINGHAMSHIRE, NN13 5LE | £217,500 | 10/12/2021 | Flat |

**Area average:** £210,950 (5 sales)

## Price vs local average

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

- **Local average:** £191,714 (7 Flat, NN13, 2024–2026)
- **Deviation:** +22.6%

## 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 Leicester (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £648/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 Mobile Home, Buckingham Road, NN13 | £900/mo | 2 | 0.77 miles | OpenRent |

**Average rent: £900/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £112,500
- **Target investor price (1%):** £90,000

*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 £900/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.8×
- **Monthly cashflow:** £-140/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.5%

*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:** £3,561/m²

## Capital growth trend

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

- **5y growth:** -0.3%

## 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)

CAM01995G0-PR0306-STILL027 CAM01995G0-PR0306-STILL018 CAM01995G0-PR0306-STILL017 CAM01995G0-PR0306-STILL014 CAM01995G0-PR0306-STILL005 CAM01995G0-PR0306-STILL019 CAM01995G0-PR0306-STILL009 CAM01995G0-PR0306-STILL012 CAM01995G0-PR0306-STILL015 CAM01995G0-PR0306-STILL004 CAM01995G0-PR0306-STILL020 CAM01995G0-PR0306-STILL021 CAM01995G0-PR0306-STILL022 CAM01995G0-PR0306-STILL023

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Property details

Tenure

LEASEHOLD

Floor area

66 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£237,000 Aug 2025

Price per m²

£3,561/m²

Local average

£191,714 (+22.6%)

Deprivation

Decile 5 (16,294 of 33,755)

Street crime

5 incidents within 1 mile (Apr 2026)

Key features

Two bedrooms
First floor apartment
Former mill
Two re-fitted bath/shower rooms
Open aspect
Useful ground floor office/gym
Allocated parking
Council Tax Band C
Energy rating rating B

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Buckingham

Russell & Butler

Reference: 162119090

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 20/12/2021

Current heating cost: £203/year

Potential heating cost: £168/year

Est. upgrade cost to C: £1,520

Recommendations

Low energy lighting for all fixed outlets (£20)
High heat retention storage heaters (£1,200 - £1,800)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Price history

7% since 2022

Event	Date	Price	% change
Sold	29/08/2025 (9 months ago)	£237,000	+7.5%
Sold	20/05/2022 (4 years ago)	£220,500	—

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
WESTBURY MILL FLAT 8 MILL LANE, WESTBURY, BRACKLEY, BUCKINGHAMSHIRE, NN13 5LE	£210,000	15/12/2023	Flat
9 MILL LANE, WESTBURY, BRACKLEY, BUCKINGHAMSHIRE, NN13 5JS	£210,000	10/11/2023	Flat
44 MILL LANE, WESTBURY, BRACKLEY, BUCKINGHAMSHIRE, NN13 5BF	£232,250	15/07/2022	Flat
WESTBURY MILL FLAT 6 MILL LANE, WESTBURY, BRACKLEY, BUCKINGHAMSHIRE, NN13 5LE	£185,000	31/03/2022	Flat
WESTBURY MILL FLAT 8 MILL LANE, WESTBURY, BRACKLEY, BUCKINGHAMSHIRE, NN13 5LE	£217,500	10/12/2021	Flat

Area average: £210,950 (5 sales)

Capital growth trend

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

5y growth -0.3%

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 Leicester: £648/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View NN13 5LE

Address

Mill Lane

Nearby

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

Type	Name	Distance
Shop	Comptech Engineering	1.8 miles
Shop	Cundale Carpets	1.9 miles
Bus stop	Crossroads	1.9 miles
Hospital	Brackley Medical Centre & Community Hospital	2.3 miles
University	Innovate Site	4.7 miles
University	Vinson Building	4.8 miles
Hospital	Buckingham Community Hospital	4.9 miles
Train station	King's Sutton	7.8 miles
Train station	Bicester North	8.1 miles

Street-level crime

Category	Count
Violence and sexual offences	5
Total incidents	5

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
Beachborough School	Other	0.1 miles	— (No rating)
Finmere Church of England Primary School	Primary	2.1 miles	Good — 11 Nov 2013
Winchester House School	Other	2.3 miles	— (No rating)
Brackley Church of England Junior School	Primary	2.4 miles	Good — 25 Apr 2017
Magdalen College School	Secondary	2.4 miles	Good — 9 Nov 2011

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 Mobile Home, Buckingham Road, NN13	£900/mo	2	0.77 miles	OpenRent

Average rent: £900/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £112,500

Target investor price (1%) £90,000

Gross yield 4.6%

Cost-to-rent ratio 21.8×

Monthly cashflow £-140/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.5%

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).