Sold STC Cluster House

80 WEBSTER ROAD

AYLESBURY, BUCKINGHAMSHIRE HP21 7FL

2 beds 1 baths 538 sq ft Listed 10 Sep 2024 (-637d)

£260,000

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# 2 bedroom cluster house for sale (HP21 7FL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 80 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE HP21 7FL |
| Price | £260,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 50 m² |
| Last sold | £250,000 Dec 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** A
- **Current heating cost:** £1,007/year
- **Est. upgrade cost to C:** £16,023

### Recommendations
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- L2 (£1,200 - £1,800)
- 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/0330-2894-9410-2504-7121)

## Description

Situated in 'The Furlongs' area on the southside of Aylesbury, the property is located in a very convenient and highly desirable area. Within walking distance of Bedgrove shopping parade, including, Co-Op, Sainsburys, Cafe, Costa Coffee, newsagent/ Post Office as well as take away outlets. Easy access for A41 and A413 for commuting to London and High Wycombe. Stoke Mandeville and Aylesbury train stations also offer convenient access to London Marylebone.

## Property Photos

- ![CAM03218G0-PR0354-STILL007](/listings/photos/152253683/290677) - CAM03218G0-PR0354-STILL007
- ![CAM03218G0-PR0354-STILL001](/listings/photos/152253683/290678) - CAM03218G0-PR0354-STILL001
- ![CAM03218G0-PR0354-STILL002](/listings/photos/152253683/290679) - CAM03218G0-PR0354-STILL002
- ![CAM03218G0-PR0354-STILL006](/listings/photos/152253683/290680) - CAM03218G0-PR0354-STILL006
- ![CAM03218G0-PR0354-STILL003](/listings/photos/152253683/290681) - CAM03218G0-PR0354-STILL003
- ![CAM03218G0-PR0354-STILL004](/listings/photos/152253683/290682) - CAM03218G0-PR0354-STILL004
- ![CAM03218G0-PR0354-STILL005](/listings/photos/152253683/290683) - CAM03218G0-PR0354-STILL005

## Floorplans

- ![CAM03218G0-PR0354-BUILD01](/listings/photos/152253683/290684) - CAM03218G0-PR0354-BUILD01
- ![CAM03218G0-PR0354-BUILD01-FLOOR00](/listings/photos/152253683/290685) - CAM03218G0-PR0354-BUILD01-FLOOR00
- ![CAM03218G0-PR0354-BUILD01-FLOOR01](/listings/photos/152253683/290686) - CAM03218G0-PR0354-BUILD01-FLOOR01

## EPC Graphs

- ![EPC](/listings/photos/152253683/290687) - EPC
- ![EE](/listings/photos/152253683/290688) - EE
- ![EPC Report](/listings/photos/152253683/290689) - EPC Report

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 80 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL | £250,000 | 06/12/2024 | 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 |
|---------|-------|------|------|
| [Same street] 92 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL | £225,000 | 01/12/2023 | Terraced |
| [Same street] 84 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL | £256,000 | 30/03/2023 | Semi-detached |
| [Same street] 54 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL | £245,000 | 22/11/2022 | Semi-detached |
| [Same street] 82 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL | £220,000 | 24/05/2022 | Semi-detached |
| [Same street] 44 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL | £245,000 | 06/01/2022 | Terraced |
| [Same street] 46 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL | £238,000 | 16/07/2021 | Terraced |
| [Same street] 48 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL | £230,000 | 30/06/2021 | Terraced |

**Street average:** £237,000 (7 sales)

## Price vs local average

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

- **Local average:** £484,375 (4 Other, HP21, 2024–2026)
- **Deviation:** -46.3%

## 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):** £992/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, Jansel Square, HP21 | £1,400/mo | 2 | 0.4 miles | OpenRent |

**Average rent: £1,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.5×
- **Monthly cashflow:** £211/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3.4%

*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:** £5,200/m²

## Capital growth trend

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

- **5y growth:** -88.4%

## House Price Index (HM Land Registry)

*Official index for Buckinghamshire; All dwelling types series; as of March 2026.*

- **1y growth (index):** -1.6%
- **5y growth (index):** 13%
- **10y growth (index):** 24.3%

## 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)

CAM03218G0-PR0354-STILL007 CAM03218G0-PR0354-STILL001 CAM03218G0-PR0354-STILL002 CAM03218G0-PR0354-STILL006 CAM03218G0-PR0354-STILL003 CAM03218G0-PR0354-STILL004 CAM03218G0-PR0354-STILL005

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Property details

Tenure

FREEHOLD

Floor area

50 m²

Council tax band

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£250,000 Dec 2024

Price per m²

£5,200/m²

Local average

£484,375 (-46.3%)

Deprivation

Decile 10 (33,541 of 33,755)

Street crime

268 incidents within 1 mile (Apr 2026)

Key features

SOUTH SIDE
TWO BEDROOMS
TWO PARKING SPACES
GARDEN
ELECTRIC HEATING
NEW CARPETS
REDECORATED
OVERLOOKS THE 'GREEN'
WALK TO TOWN AND LOCAL SHOPS
NO UPPER CHAIN

Additional details

Parking: Yes
Garden: Yes

Description

360 VIRTUAL TOUR. Two bedroom cluster home just off Turnfurlong. No upper chain. Recently redecorated and new carpets. The property consists of kitchen, lounge/diner, upstairs there are two bedrooms and bathroom. Great position overlooking the 'green'. Double glazing, electric heating. Two parking spaces. Viewing of this property is highly advised.

Situated in 'The Furlongs' area on the southside of Aylesbury, the property is located in a very convenient and highly desirable area. Within walking distance of Bedgrove shopping parade, including, Co-Op, Sainsburys, Cafe, Costa Coffee, newsagent/ Post Office as well as take away outlets. Easy access for A41 and A413 for commuting to London and High Wycombe. Stoke Mandeville and Aylesbury train stations also offer convenient access to London Marylebone.

Listed by

Aylesbury

Michael Anthony Aylesbury Ltd

Reference: 152253683

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: A

Inspection date: 04/09/2024

Current heating cost: £1,007/year

Potential heating cost: £558/year

Est. upgrade cost to C: £16,023

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

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Add additional 80 mm jacket to hot water cylinder (£15 - £30)
High heat retention storage heaters and dual immersion cylinder (£1,200 - £1,800)
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

CAM03218G0-PR0354-BUILD01

CAM03218G0-PR0354-BUILD01-FLOOR00

CAM03218G0-PR0354-BUILD01-FLOOR01

EPC Graphs

EPC

EPC Report

Price history

Event	Date	Price	% change
Sold	06/12/2024 (1 year ago)	£250,000	—

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
Same street 92 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL	£225,000	01/12/2023	Terraced
Same street 84 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL	£256,000	30/03/2023	Semi-detached
Same street 54 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL	£245,000	22/11/2022	Semi-detached
Same street 82 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL	£220,000	24/05/2022	Semi-detached
Same street 44 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL	£245,000	06/01/2022	Terraced
Same street 46 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL	£238,000	16/07/2021	Terraced
Same street 48 WEBSTER ROAD, AYLESBURY, BUCKINGHAMSHIRE, HP21 7FL	£230,000	30/06/2021	Terraced

Street average: £237,000 (7 sales)

Capital growth trend

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

5y growth -88.4%

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

1y (index) -1.6%

5y (index) 13%

10y (index) 24.3%

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 Aylesbury: £992/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HP21 7FL

Nearby

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

Type	Name	Distance
Bus stop	Aylesbury Sports Club	0.2 miles
Shop	S.W.1	0.2 miles
Shop	The Oaks	0.3 miles
Bus stop	Elm Farm Shops	0.3 miles
Hospital	Stoke Mandeville Hospital	0.7 miles
University	University Campus Aylesbury Vale	0.8 miles
Train station	Aylesbury	1.0 miles
Hospital	Whiteleaf Centre	1.0 miles
Train station	Stoke Mandeville	1.4 miles
University	Buckinghamshire New University	10.7 miles

Street-level crime

Category	Count
Violence and sexual offences	91
Shoplifting	42
Anti-social behaviour	25
Public order	25
Other theft	20
Criminal damage and arson	15
Vehicle crime	14
Other crime	8
Burglary	6
Drugs	6
Bicycle theft	5
Possession of weapons	4
Robbery	4
Theft from the person	3
Total incidents	268

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
Turnfurlong Junior School	Primary	0.2 miles	Outstanding — 21 Sep 2023
Turnfurlong Infant School	Primary	0.2 miles	Good — 9 Jun 2014
The Grange School	Secondary	0.3 miles	Good — 9 Jun 2024
St Edward's Catholic Junior School	Primary	0.3 miles	Good — 13 Nov 2014
St Joseph's Catholic Infant School	Primary	0.4 miles	Good — 20 May 2016

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, Jansel Square, HP21	£1,400/mo	2	0.4 miles	OpenRent

Average rent: £1,400/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.54%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 6.5%

Cost-to-rent ratio 15.5×

Monthly cashflow £211/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.4%

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).