# 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
- **Expiry date:** 19/12/2031
- **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:** 25.1%
- **10y growth:** 4.8%

## 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)