Sold STC Detached

17 WOODCHESTER PARK

BEACONSFIELD, KNOTTY GREEN, BUCKINGHAMSHIRE HP9 2TU

5 beds 2,691 sq ft Listed 5 Sep 2012 (-5066d)

£1,395,000

Reduced on 26 Sep 2012

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# 5 bedroom detached house for sale (HP9 2TU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 17 WOODCHESTER PARK, BEACONSFIELD, KNOTTY GREEN, BUCKINGHAMSHIRE HP9 2TU |
| Price | £1,395,000 |
| Bedrooms | 5 |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 250 m² |
| Last sold | £1,325,000 May 2013 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 06/02/2029
- **Est. upgrade cost to C:** £11,725

### Recommendations
- A (£100 - £350)
- W2 (£4,000 - £6,000)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0249-2833-6821-9901-7131)

## Description

An attractive and significantly upgraded 5 bedroom, 3 bathroom (inc 2 suites) family house superbly presented and "tucked away" in a cul de sac setting about one mile from the town centre and station.

## Property Photos

- ![Photo 10](/listings/photos/39202811/1356717) - Photo 10
- ![Photo 9](/listings/photos/39202811/1356718) - Photo 9
- ![Photo 3](/listings/photos/39202811/1356721) - Photo 3
- ![Photo 6](/listings/photos/39202811/1356725) - Photo 6
- ![Photo 7](/listings/photos/39202811/1356730) - Photo 7
- ![Photo 8](/listings/photos/39202811/1356732) - Photo 8
- ![Photo 2](/listings/photos/39202811/1356736) - Photo 2

## Floorplans

- ![Floorplan 1](/listings/photos/39202811/1356738) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, CHILTERN, BUCKINGHAMSHIRE, HP9 2TU | £1,325,000 | 17/05/2013 | Detached |
| 17 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, CHILTERN, BUCKINGHAMSHIRE, HP9 2TU | £1,169,000 | 19/03/2008 | Detached |
| 17 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, CHILTERN, BUCKINGHAMSHIRE, HP9 2TU | £982,500 | 21/04/2006 | Detached |
| 17 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, CHILTERN, BUCKINGHAMSHIRE, HP9 2TU | £415,000 | 15/11/1996 | Detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| OLD BARNS COTTAGE FINCH LANE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TL | £1,650,000 | 11/08/2025 | Detached |
| 13 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £2,250,000 | 31/07/2025 | Detached |
| 31 PITCH POND CLOSE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1XY | £1,325,000 | 14/05/2025 | Detached |
| 27 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £2,000,000 | 15/12/2023 | Detached |
| WEST WOOD PAVILION END, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1HE | £2,300,000 | 17/05/2023 | Detached |
| 26A WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £1,730,000 | 08/11/2022 | Detached |
| THE THATCHED HOUSE FINCH LANE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TL | £2,550,000 | 23/09/2022 | Detached |
| 26 DREWS PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TT | £2,100,000 | 12/09/2022 | Detached |
| 6 CHURCHILL DRIVE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TJ | £2,250,000 | 11/08/2022 | Detached |
| 11 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £2,300,000 | 03/08/2022 | Detached |
| 14 KNOTTOCKS DRIVE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2AH | £1,517,500 | 29/07/2022 | Detached |
| 2 DREWS PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TT | £2,315,000 | 11/07/2022 | Detached |
| THE PINES, 15 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £2,040,000 | 01/07/2022 | Detached |
| 1 KNOTTOCKS CLOSE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2AL | £1,425,000 | 10/06/2022 | Detached |
| 13 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £2,150,000 | 24/05/2022 | Detached |
| 15A WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU | £1,975,000 | 31/03/2022 | Detached |
| DREWS END DREWS PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TT | £1,100,000 | 09/03/2022 | Detached |
| 3 CHACOMBE PLACE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2WS | £1,575,000 | 10/02/2022 | Detached |
| MANDALEIGH, 5 PRIESTS PADDOCK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1YL | £1,950,000 | 17/12/2021 | Detached |
| 2 PITCH POND CLOSE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1XY | £1,500,000 | 15/12/2021 | Detached |

**Area average:** £1,900,125 (20 sales)

## Price vs local average

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

- **Local average:** £1,673,947 (38 Detached, HP9, 2024–2026)
- **Deviation:** -16.7%

## 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 Milton Keynes (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,491/mo

## 1% Rule

- **Rent ratio:** 0.11% (weak for cashflow)
- **Max investor price (0.8%):** £184,625
- **Target investor price (1%):** £147,700

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £5,580/m²

## Capital growth trend

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

- **5y growth:** -3.6%
- **10y growth:** 22.1%

## 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)

Photo 10 Photo 9 Photo 3 Photo 6 Photo 7 Photo 8 Photo 2

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Property details

Floor area

250 m²

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£1,325,000 May 2013

Price per m²

£5,580/m²

Local average

£1,673,947 (-16.7%)

Deprivation

Decile 10 (31,496 of 33,755)

Street crime

13 incidents within 1 mile (May 2026)

Description

Listed by

Beaconsfield

Tim Russ & Co. Limited

Reference: 39202811

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 07/02/2019

Expiry date: 06/02/2029

Est. upgrade cost to C: £11,725

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Floor insulation (solid floor) (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

219% since 1996

Event	Date	Price	% change
Sold	17/05/2013 (13 years ago)	£1,325,000	+13.3%
Sold	19/03/2008 (18 years ago)	£1,169,000	+19%
Sold	21/04/2006 (20 years ago)	£982,500	+136.7%
Sold	15/11/1996 (29 years ago)	£415,000	—

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
OLD BARNS COTTAGE FINCH LANE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TL	£1,650,000	11/08/2025	Detached
13 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU	£2,250,000	31/07/2025	Detached
31 PITCH POND CLOSE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1XY	£1,325,000	14/05/2025	Detached
27 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU	£2,000,000	15/12/2023	Detached
WEST WOOD PAVILION END, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1HE	£2,300,000	17/05/2023	Detached
26A WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU	£1,730,000	08/11/2022	Detached
THE THATCHED HOUSE FINCH LANE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TL	£2,550,000	23/09/2022	Detached
26 DREWS PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TT	£2,100,000	12/09/2022	Detached
6 CHURCHILL DRIVE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TJ	£2,250,000	11/08/2022	Detached
11 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU	£2,300,000	03/08/2022	Detached
14 KNOTTOCKS DRIVE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2AH	£1,517,500	29/07/2022	Detached
2 DREWS PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TT	£2,315,000	11/07/2022	Detached
THE PINES, 15 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU	£2,040,000	01/07/2022	Detached
1 KNOTTOCKS CLOSE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2AL	£1,425,000	10/06/2022	Detached
13 WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU	£2,150,000	24/05/2022	Detached
15A WOODCHESTER PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TU	£1,975,000	31/03/2022	Detached
DREWS END DREWS PARK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2TT	£1,100,000	09/03/2022	Detached
3 CHACOMBE PLACE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2WS	£1,575,000	10/02/2022	Detached
MANDALEIGH, 5 PRIESTS PADDOCK, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1YL	£1,950,000	17/12/2021	Detached
2 PITCH POND CLOSE, KNOTTY GREEN, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1XY	£1,500,000	15/12/2021	Detached

Area average: £1,900,125 (20 sales)

Capital growth trend

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

5y growth -3.6%

10y growth 22.1%

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 Milton Keynes: £1,491/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HP9 2TU

Nearby

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

Type	Name	Distance
Bus stop	The Red Lion	0.1 miles
Shop	Unknown	1.0 miles
Train station	Beaconsfield	1.0 miles
Shop	Beaconsfield Hardware	1.0 miles
University	National Film and Television School	1.5 miles
Train station	Seer Green and Jordans	2.2 miles
University	Buckinghamshire New University (Wycombe Campus)	4.3 miles
Hospital	Marlow Community Hospital	6.1 miles
Hospital	St Mark's Hospital	7.8 miles

Street-level crime

Category	Count
Violence and sexual offences	4
Vehicle crime	3
Anti-social behaviour	2
Criminal damage and arson	2
Burglary	1
Shoplifting	1
Total incidents	13

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
Alfriston School	Other	0.2 miles	Outstanding — 12 Sep 2013
High March School	Other	0.7 miles	— (No rating)
Davenies School	Other	1.2 miles	— (No rating)
St Mary and All Saints CofE Primary School	Primary	1.2 miles	Requires improvement — 21 Sep 2022
Holtspur School & Pre-School	Primary	1.4 miles	Good — 25 Sep 2023

Rental Comparables

Rental listings exist nearby, but none matched the 5-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.11%

Max investor price (0.8%) £184,625

Target investor price (1%) £147,700

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).