Sold Terraced

10 LONDON END

BEACONSFIELD, BEACONSFIELD, BUCKINGHAMSHIRE HP9 2JH

2 beds 818 sq ft Listed 19 Oct 2007 (-6808d)

£365,000

Guide Price

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# 2 bedroom terraced house for sale (HP9 2JH)

## Property Details

| Key | Value |
|-----|-------|
| Address | 10 LONDON END, BEACONSFIELD, BEACONSFIELD, BUCKINGHAMSHIRE HP9 2JH |
| Price | £365,000 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 76 m² |
| Last sold | £346,000 Apr 2008 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Current heating cost:** £2,038/year
- **Est. upgrade cost to C:** £28,675

### Recommendations
- A2 (£850 - £1,500)
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- G (£350 - £450)
- I (£2,200 - £3,000)
- 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/0523-3027-3206-0447-3204)

## Description

A charming period cottage retaining some character features, including sash windows and fireplaces to both reception rooms and the master bedroom. Over recent years the kitchen and bathroom have been replaced and the garden outbuilding converted to a garden room/study, complete with beams and overhead storage. The cottage has an entrance hall which opens directly into the sitting room. This has an attractive coal effect living flame gas fire inset and leads via a doorway into the dining room. The dining room has a matching fireplace with a dwarf cupboard and display cabinet above, built into its recess. This room enjoys an attractive aspect over the rear garden. The galley style kitchen has been thoughtfully fitted with a contemporary range of wall and base units with integral appliances and leads to a breakfast area with space for a table and chairs. Access to the courtyard garden is via a stable door.

## Property Photos

- ![Photo](/listings/photos/16050094/202605)
- ![Photo](/listings/photos/16050094/202606)
- ![Photo](/listings/photos/16050094/202607)
- ![Photo](/listings/photos/16050094/202608)
- ![Photo](/listings/photos/16050094/202609)
- ![Photo](/listings/photos/16050094/202610)
- ![Photo](/listings/photos/16050094/202611)
- ![Photo](/listings/photos/16050094/202612)

## Floorplans

- ![Floorplan 1](/listings/photos/16050094/202613) - Floorplan 1

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #16916594
- **Address:** 10 London End, BEACONSFIELD, HP9 2JH
- **Certificate Issued:** 10/08/2025
- **Work Completed:** 16/05/2025
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 LONDON END, BEACONSFIELD, SOUTH BUCKS, BUCKINGHAMSHIRE, HP9 2JH | £346,000 | 17/04/2008 | Semi-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 |
|---------|-------|------|------|
| 38 AYLESBURY END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LW | £455,000 | 04/12/2025 | Terraced |
| 36 LAKES LANE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2LB | £475,000 | 28/11/2025 | Terraced |
| 49 AYLESBURY END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LU | £545,000 | 04/08/2025 | Terraced |
| 45 AYLESBURY END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LU | £450,000 | 13/05/2025 | Terraced |
| 75 WYCOMBE END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LX | £4,042,211 | 13/01/2025 | Terraced |
| 63 WYCOMBE END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LX | £4,042,211 | 13/01/2025 | Terraced |
| 17 AYLESBURY END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LU | £4,042,211 | 13/01/2025 | Terraced |
| 2 - 4 THE BROADWAY, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1ND | £4,042,211 | 13/01/2025 | Terraced |
| 73 - 75 WYCOMBE END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LX | £4,042,211 | 13/01/2025 | Terraced |
| 11 AYLESBURY END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LU | £4,042,211 | 13/01/2025 | Terraced |
| 69 WYCOMBE END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LX | £4,042,211 | 13/01/2025 | Terraced |
| 36 LAKES LANE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2LB | £500,000 | 28/07/2023 | Terraced |
| [Same street] 34 LONDON END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2JH | £1,500,000 | 10/07/2023 | Other |
| 16 LAKES LANE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2LB | £625,000 | 14/12/2022 | Terraced |
| 25 CROSSWAYS, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2HX | £940,000 | 03/11/2022 | Terraced |
| 23 AYLESBURY END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LU | £407,000 | 28/10/2022 | Terraced |
| 7 LAKES LANE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2LA | £500,000 | 20/10/2022 | Terraced |
| 10 LAKES LANE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2LB | £525,000 | 07/10/2022 | Terraced |
| 1 LAKES LANE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2LA | £562,500 | 31/08/2022 | Terraced |
| 38 AYLESBURY END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LW | £485,000 | 10/08/2022 | Terraced |
| 26 LAKES LANE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2LB | £512,500 | 15/07/2022 | Terraced |
| [Same street] 36 LONDON END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2JH | £775,000 | 09/06/2022 | Terraced |
| [Same street] 12 LONDON END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2JH | £390,000 | 16/12/2021 | Terraced |
| [Same street] THE OLD POSTHOUSE, 18 LONDON END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2JH | £1,560,000 | 24/11/2021 | Terraced |

**Street average:** £1,056,250 (4 sales)
**Area average:** £1,763,874 (20 sales)

## Price vs local average

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

- **Local average:** £2,168,832 (15 Terraced, HP9, 2024–2026)
- **Deviation:** -83.2%

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

- **LHA floor (this property size):** £922/mo

## 1% Rule

- **Rent ratio:** 0.4% (weak for cashflow)
- **Max investor price (0.8%):** £184,125
- **Target investor price (1%):** £147,300

*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:** £4,803/m²

## Capital growth trend

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

- **5y growth:** -9.4%
- **10y growth:** 20.8%

## House Price Index (HM Land Registry)

*Official index for Buckinghamshire; Terraced series; as of March 2026.*

- **1y growth (index):** -1.4%
- **5y growth (index):** 14.6%
- **10y growth (index):** 28.5%

## 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

Floor area

76 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£346,000 Apr 2008

Price per m²

£4,803/m²

Local average

£2,168,832 (-83.2%)

Deprivation

Decile 10 (32,646 of 33,755)

Street crime

61 incidents within 1 mile (Apr 2026)

Key features

2 Bedrooms
1 Bathroom
3 Reception rooms

Description

Listed by

Beaconsfield

Countrywide Hamptons Sales - Connells

Reference: 16050094

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 02/06/2023

Current heating cost: £2,038/year

Potential heating cost: £828/year

Est. upgrade cost to C: £28,675

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

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
Floor insulation (solid floor) (£4,000 - £6,000)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
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

Floorplan 1

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #16916594 Recent

Property Details

Street: 10 London End

Town: BEACONSFIELD

Postcode: HP9 2JH

Installation Details

Items: 1 window

Certificate Issued: 10/08/2025

Work Completed: 16/05/2025

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	17/04/2008 (18 years ago)	£346,000	—

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
38 AYLESBURY END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LW	£455,000	04/12/2025	Terraced
36 LAKES LANE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2LB	£475,000	28/11/2025	Terraced
49 AYLESBURY END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LU	£545,000	04/08/2025	Terraced
45 AYLESBURY END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LU	£450,000	13/05/2025	Terraced
75 WYCOMBE END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LX	£4,042,211	13/01/2025	Terraced
63 WYCOMBE END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LX	£4,042,211	13/01/2025	Terraced
17 AYLESBURY END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LU	£4,042,211	13/01/2025	Terraced
2 - 4 THE BROADWAY, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1ND	£4,042,211	13/01/2025	Terraced
73 - 75 WYCOMBE END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LX	£4,042,211	13/01/2025	Terraced
11 AYLESBURY END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LU	£4,042,211	13/01/2025	Terraced
69 WYCOMBE END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LX	£4,042,211	13/01/2025	Terraced
36 LAKES LANE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2LB	£500,000	28/07/2023	Terraced
Same street 34 LONDON END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2JH	£1,500,000	10/07/2023	Other
16 LAKES LANE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2LB	£625,000	14/12/2022	Terraced
25 CROSSWAYS, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2HX	£940,000	03/11/2022	Terraced
23 AYLESBURY END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LU	£407,000	28/10/2022	Terraced
7 LAKES LANE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2LA	£500,000	20/10/2022	Terraced
10 LAKES LANE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2LB	£525,000	07/10/2022	Terraced
1 LAKES LANE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2LA	£562,500	31/08/2022	Terraced
38 AYLESBURY END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 1LW	£485,000	10/08/2022	Terraced
26 LAKES LANE, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2LB	£512,500	15/07/2022	Terraced
Same street 36 LONDON END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2JH	£775,000	09/06/2022	Terraced
Same street 12 LONDON END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2JH	£390,000	16/12/2021	Terraced
Same street THE OLD POSTHOUSE, 18 LONDON END, BEACONSFIELD, BUCKINGHAMSHIRE, HP9 2JH	£1,560,000	24/11/2021	Terraced

Street average: £1,056,250 (4 sales)

Area average: £1,763,874 (20 sales)

Capital growth trend

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

5y growth -9.4%

10y growth 20.8%

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

1y (index) -1.4%

5y (index) 14.6%

10y (index) 28.5%

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 Milton Keynes: £922/mo (Apr 2025 – Mar 2026)

Location

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

Nearby

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

Type	Name	Distance
Shop	Albermarie	0.0 miles
Shop	Unknown	0.0 miles
Bus stop	The Saracen's Head	0.0 miles
University	National Film and Television School	0.3 miles
Train station	Beaconsfield	0.8 miles
Train station	Seer Green and Jordans	1.3 miles
University	Buckinghamshire New University (Wycombe Campus)	5.4 miles
Hospital	Watford General Hospital	10.4 miles
Hospital	The Paddocks Hospital	12.0 miles

Street-level crime

Category	Count
Shoplifting	13
Violence and sexual offences	13
Vehicle crime	9
Criminal damage and arson	8
Public order	6
Burglary	3
Other theft	3
Anti-social behaviour	2
Drugs	1
Other crime	1
Possession of weapons	1
Theft from the person	1
Total incidents	61

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
The Beaconsfield School	Secondary	0.3 miles	Good — 10 Mar 2019
Butlers Court School	Primary	0.3 miles	Good — 6 Nov 2013
Beaconsfield High School	Secondary	0.4 miles	Outstanding — 14 Jan 2020
Davenies School	Other	0.6 miles	— (No rating)
St Mary and All Saints CofE Primary School	Primary	0.6 miles	Requires improvement — 21 Sep 2022

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.4%

Max investor price (0.8%) £184,125

Target investor price (1%) £147,300

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).