Sold STC Cottage

8 VICARAGE LANE

LEIGHTON BUZZARD, IVINGHOE, BUCKINGHAMSHIRE LU7 9EQ

2 beds 1 baths 807 sq ft Listed 14 Mar 2026 (-129d)

£520,000

Guide Price

Reduced on 18 May 2026

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# 2 bedroom cottage for sale (LU7 9EQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 VICARAGE LANE, LEIGHTON BUZZARD, IVINGHOE, BUCKINGHAMSHIRE LU7 9EQ |
| Price | £520,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: before 1900 |
| Floor area | 75 m² |
| Last sold | £225,000 Sep 2003 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Expiry date:** 26/04/2036
- **Current heating cost:** £2,187/year
- **Est. upgrade cost to C:** £35,328

### Recommendations
- A (£900 - £1,200)
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- D (£150 - £250)
- E (£210 - £245)
- I (£2,200 - £3,500)
- O (£4,500 - £6,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2821-2116-4521-1112-2817)

## Description

From the moment you step through the front door you are welcomed into the cosy lounge, a delightful space full of character featuring an open fireplace that creates a warm focal point to the room. Stairs rise from the lounge to the first floor, enhancing the traditional cottage feel.

To the rear of the property is the open kitchen/dining room, fitted with a range of floor and wall mounted units with a worktop over and space for appliances. This bright and inviting space also features a traditional Rayburn range, adding both charm and practicality. Dual aspect windows allow an abundance of natural light to flow through the room, making it a wonderful area for everyday living and dining.

The ground floor accommodation is completed by a convenient cloakroom.

The first floor landing leads to two well proportioned double bedrooms and a family bathroom, providing comfortable accommodation.

Externally the property continues to impress with driveway parking to the front for multiple vehicles. The mature and generously sized rear garden offers a fantastic outdoor space, beginning with a patio seating area ideal for entertaining or relaxing, with steps rising to a lawned garden. The garden provides a wonderful sense of privacy and space, perfect for enjoying the outdoors. Two useful outbuildings are also located within the garden, offering additional storage and a W/C.

Ivinghoe is a highly desirable village nestled at the foot of the Chiltern Hills, offering a strong community feel, traditional public houses, village amenities and access to beautiful countryside walks including the nearby Ivinghoe Beacon.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/173297630/1343771) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/173297630/1343772) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 VICARAGE LANE, IVINGHOE, LEIGHTON BUZZARD, AYLESBURY VALE, BUCKINGHAMSHIRE, LU7 9EQ | £225,000 | 05/09/2003 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 64A STATION ROAD, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EB | £460,000 | 20/08/2025 | Detached |
| 24 WELLCROFT, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EF | £610,000 | 13/12/2023 | Detached |
| [Same street] 20 VICARAGE LANE, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EQ | £435,000 | 21/11/2022 | Semi-detached |
| 15 LADYSMITH ROAD, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EE | £500,000 | 16/11/2022 | Detached |
| 4 YEWTREE CLOSE, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9ET | £800,000 | 26/07/2022 | Detached |
| APRIL COTTAGE WELLCROFT, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EF | £500,000 | 25/07/2022 | Detached |
| [Same street] 20 VICARAGE LANE, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EQ | £413,000 | 03/05/2022 | Semi-detached |
| [Same street] 12 VICARAGE LANE, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EQ | £600,000 | 22/04/2022 | Terraced |

**Street average:** £482,667 (3 sales)
**Area average:** £574,000 (5 sales)

## Price vs local average

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

- **Local average:** £558,436 (67 Detached, LU7, 2024–2026)
- **Deviation:** -6.9%

## 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 Northants Central (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £693/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 Terraced House, Cheddington Road, LU7 | £1,395/mo | 2 | 0.76 miles | OpenRent |

**Average rent: £1,395/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.27% (weak for cashflow)
- **Max investor price (0.8%):** £174,375
- **Target investor price (1%):** £139,500

*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 £1,395/mo).*

- **Gross yield:** 3.2%
- **Cost-to-rent:** 31.1×
- **Monthly cashflow:** £-817/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -6.5%

*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:** £6,933/m²

## Capital growth trend

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

- **5y growth:** -0.4%
- **10y growth:** 39.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.4%
- **5y growth (index):** 15%
- **10y growth (index):** 24.2%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

75 m²

Council tax band

EPC rating

Year built

England and Wales: before 1900

Last sold

£225,000 Sep 2003

Price per m²

£6,933/m²

Local average

£558,436 (-6.9%)

Deprivation

Decile 8 (24,170 of 33,755)

Street crime

18 incidents within 1 mile (May 2026)

Key features

CHARMING TWO BEDROOM COTTAGE DATING BACK TO THE 1800’S
SITUATED IN THE PICTURESQUE VILLAGE OF IVINGHOE
OFFERED TO THE MARKET WITH NO ONWARD CHAIN
COSY LOUNGE WITH FEATURE OPEN FIREPLACE
OPEN PLAN KITCHEN/DINING ROOM WITH RAYBURN RANGE
TWO WELL PROPORTIONED DOUBLE BEDROOMS
GROUND FLOOR CLOAKROOM AND FAMILY BATHROOM
LARGE MATURE REAR GARDEN WITH PATIO SEATING AREA
DRIVEWAY PARKING FOR MULTIPLE VEHICLES AND USEFUL OUTBUILDINGS
SPACIOUS LOFT

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Driveway
Garden: Yes
Listed property: No
Restrictions: Yes
Required access: No
Rights of way: Yes
Flooded in last 5 years: No

Description

Located within the picturesque and highly sought after village of Ivinghoe, this charming two bedroom cottage, dating back to the 1800’s, offers characterful accommodation throughout and comes to the market with the added benefit of no onward chain.

From the moment you step through the front door you are welcomed into the cosy lounge, a delightful space full of character featuring an open fireplace that creates a warm focal point to the room. Stairs rise from the lounge to the first floor, enhancing the traditional cottage feel.

To the rear of the property is the open kitchen/dining room, fitted with a range of floor and wall mounted units with a worktop over and space for appliances. This bright and inviting space also features a traditional Rayburn range, adding both charm and practicality. Dual aspect windows allow an abundance of natural light to flow through the room, making it a wonderful area for everyday living and dining.

The ground floor accommodation is completed by a convenient cloakroom.

The first floor landing leads to two well proportioned double bedrooms and a family bathroom, providing comfortable accommodation.

Externally the property continues to impress with driveway parking to the front for multiple vehicles. The mature and generously sized rear garden offers a fantastic outdoor space, beginning with a patio seating area ideal for entertaining or relaxing, with steps rising to a lawned garden. The garden provides a wonderful sense of privacy and space, perfect for enjoying the outdoors. Two useful outbuildings are also located within the garden, offering additional storage and a W/C.

Ivinghoe is a highly desirable village nestled at the foot of the Chiltern Hills, offering a strong community feel, traditional public houses, village amenities and access to beautiful countryside walks including the nearby Ivinghoe Beacon.

Listed by

Tring & Surrounding Areas

Hunters Property Group Ltd

Reference: 173297630

EPC Rating & Upgrade Cost

Current rating: F

Potential rating: C

Inspection date: 27/04/2026

Expiry date: 26/04/2036

Current heating cost: £2,187/year

Potential heating cost: £668/year

Est. upgrade cost to C: £35,328

EPC F or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£900 - £1,200)
50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Draughtproof single-glazed windows (£150 - £250)
Low energy lighting for all fixed outlets (£210 - £245)
Install condensing boiler (£2,200 - £3,500)
Replace single glazed windows with low-E double glazing (£4,500 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Listed for sale	—	£520,000	+131.1%
Sold	05/09/2003 (22 years ago)	£225,000	—

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
64A STATION ROAD, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EB	£460,000	20/08/2025	Detached
24 WELLCROFT, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EF	£610,000	13/12/2023	Detached
Same street 20 VICARAGE LANE, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EQ	£435,000	21/11/2022	Semi-detached
15 LADYSMITH ROAD, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EE	£500,000	16/11/2022	Detached
4 YEWTREE CLOSE, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9ET	£800,000	26/07/2022	Detached
APRIL COTTAGE WELLCROFT, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EF	£500,000	25/07/2022	Detached
Same street 20 VICARAGE LANE, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EQ	£413,000	03/05/2022	Semi-detached
Same street 12 VICARAGE LANE, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EQ	£600,000	22/04/2022	Terraced

Street average: £482,667 (3 sales)

Area average: £574,000 (5 sales)

Capital growth trend

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

5y growth -0.4%

10y growth 39.2%

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

1y (index) 0.4%

5y (index) 15%

10y (index) 24.2%

Rental Range

Estimated market rent for Buckinghamshire. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,329/mo

Realistic £1,477/mo

Optimistic £1,625/mo

Based on Local Authority from postcode lookup → Buckinghamshire.

LHA (30th percentile) floor for Northants Central: £693/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View LU7 9EQ

Nearby

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

Type	Name	Distance
Bus stop	Playing Fields	0.7 miles
Bus stop	Church Road	0.8 miles
Shop	Unknown	1.1 miles
Shop	Tring Garden Centre	2.0 miles
Train station	Cheddington	2.0 miles
Train station	Tring	2.5 miles
Hospital	Luton and Dunstable Hospital	7.7 miles
University	University Campus Aylesbury Vale	7.9 miles
Hospital	Widecombe Nursing Home	10.1 miles
University	University of Bedfordshire : Putteridge Bury Campus	11.9 miles

Street-level crime

Category	Count
Violence and sexual offences	8
Anti-social behaviour	4
Criminal damage and arson	4
Public order	2
Total incidents	18

Within 1 mile during May 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
Brookmead School	Primary	0.3 miles	Good — 15 Jan 2020
Cheddington Combined School	Primary	1.6 miles	Requires improvement — 13 Dec 2022
Marsworth Church of England Infant School	Primary	1.9 miles	Good — 5 Sep 2013
Edlesborough Primary Academy	Primary	2.6 miles	Good — 8 Nov 2023
Aldbury Church of England Primary and Nursery School	Primary	2.6 miles	Good — 6 Jul 2023

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 Terraced House, Cheddington Road, LU7	£1,395/mo	2	0.76 miles	OpenRent

Average rent: £1,395/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.27%

Max investor price (0.8%) £174,375

Target investor price (1%) £139,500

Gross yield 3.2%

Cost-to-rent ratio 31.1×

Monthly cashflow £-817/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -6.5%

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).