Sold Detached

HOLLY LODGE

STATION ROAD, MARLOW, BUCKINGHAMSHIRE SL7 1NW

2 beds 1 baths 89 m² Listed 11 Apr 2024 (-831d)

£625,000

Guide Price

Reduced on 9 Jul 2024

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# 2 bedroom detached house for sale (SL7 1NW)

## Property Details

| Key | Value |
|-----|-------|
| Address | HOLLY LODGE, STATION ROAD, MARLOW, BUCKINGHAMSHIRE SL7 1NW |
| Price | £625,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £600,000 Jun 2025 |

## Description

Being sold with the benefit of NO ONWARD CHAIN.

Location

Located within a level walk of the High Street with its array of bustling individual shops, cafes and restaurants including Tom Kerridge’s 2 Michelin Star ‘Hand & Flowers’ and ‘The Ivy Marlow Garden’. Marlow Station (with Central London via Paddington on the Elizabeth Line, now operational) is within a 2-minute walk, with the Business Park and Marlow Bypass A404M within 1.5 miles giving fast access to the motorway network with the M4 at J8/9 Maidenhead & the M40 at J4 Handy Cross, Heathrow Airport & central London.

Local recreational facilities include golf at Harleyford & Temple; rowing at Marlow Rowing Club; walking, cycling & riding in the Hambleden Valley and along the Thames Path; clubs for tennis, hockey, bowls & cricket all in Pound Lane along with the Court Garden Leisure & Function Complex, as well as the National Sports centre at Bisham Abbey.

Directions

From the centre of Marlow, proceed south down the High Street from the obelisk towards the river.Turn left at the mini roundabout at the bottom of the High Street into Station Road, where 'Holly Lodge' will be found on the right hand side, just before the Marlow Donkey Public House and the right hand turning into Lock Road.The property is approached via solid  wooden double gates.

## Property Photos

- ![Picture No. 03](/listings/photos/146696234/1339881) - Picture No. 03
- ![Picture No. 01](/listings/photos/146696234/1339882) - Picture No. 01
- ![Picture No. 02](/listings/photos/146696234/1339883) - Picture No. 02
- ![Picture No. 04](/listings/photos/146696234/1339884) - Picture No. 04
- ![Picture No. 07](/listings/photos/146696234/1339885) - Picture No. 07
- ![Picture No. 02](/listings/photos/146696234/1339886) - Picture No. 02
- ![Picture No. 06](/listings/photos/146696234/1339887) - Picture No. 06
- ![Picture No. 12](/listings/photos/146696234/1339888) - Picture No. 12
- ![Picture No.13](/listings/photos/146696234/1339889) - Picture No.13
- ![Picture No. 14](/listings/photos/146696234/1339890) - Picture No. 14
- ![Picture No. 15](/listings/photos/146696234/1339891) - Picture No. 15
- ![Picture No. 16](/listings/photos/146696234/1339892) - Picture No. 16
- ![Picture No. 11](/listings/photos/146696234/1339893) - Picture No. 11
- ![Picture No. 05](/listings/photos/146696234/1339894) - Picture No. 05

## Floorplans

- ![Floorplan](/listings/photos/146696234/1339895) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/146696234/1339896) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #16978157
- **Address:** 71 Station Road, MARLOW, SL7 1NW
- **Certificate Issued:** 28/09/2025
- **Work Completed:** 15/09/2025
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HOLLY LODGE STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NW | £600,000 | 11/06/2025 | 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 |
|---------|-------|------|------|
| 8 THAMESFIELD GARDENS, MARLOW, BUCKINGHAMSHIRE, SL7 1PZ | £1,200,000 | 25/11/2025 | Detached |
| 15 STATION RISE, MARLOW, BUCKINGHAMSHIRE, SL7 1EJ | £1,017,000 | 15/09/2025 | Detached |
| 17 GLADE ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1EA | £2,000,000 | 01/09/2025 | Detached |
| 9 CLAREMONT ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1BH | £1,804,000 | 23/07/2025 | Detached |
| 46A STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NN | £1,350,000 | 27/10/2023 | Detached |
| 14 LODGE CLOSE, MARLOW, BUCKINGHAMSHIRE, SL7 1RB | £1,210,000 | 26/10/2023 | Detached |
| [Same street] 65 STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NW | £470,000 | 19/12/2022 | Terraced |
| 8 GLADE ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1DY | £2,730,000 | 25/11/2022 | Detached |
| 23 GLADE ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1EA | £1,595,000 | 16/11/2022 | Detached |
| 3 LODGE CLOSE, MARLOW, BUCKINGHAMSHIRE, SL7 1RB | £1,850,000 | 17/10/2022 | Detached |
| [Same street] HANCHETT COURT 1 STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NW | £390,000 | 30/09/2022 | Flat |
| [Same street] 41 STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NW | £495,000 | 15/07/2022 | Terraced |
| 18 THAMESFIELD GARDENS, MARLOW, BUCKINGHAMSHIRE, SL7 1PZ | £1,450,000 | 05/04/2022 | Detached |
| [Same street] 43 STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NW | £495,000 | 05/01/2022 | Terraced |
| [Same street] 71 STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NW | £350,000 | 10/12/2021 | Terraced |
| EVERGREEN, 2 GLADE ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1DX | £850,000 | 03/12/2021 | Detached |
| [Same street] MARLOW LODGE COTTAGE STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NW | £640,000 | 30/09/2021 | Semi-detached |
| 5 LOCK ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1QS | £1,210,000 | 20/08/2021 | Detached |

**Street average:** £473,333 (6 sales)
**Area average:** £1,522,167 (12 sales)

## Price vs local average

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

- **Local average:** £1,385,323 (31 Detached, SL7, 2024–2026)
- **Deviation:** -54.9%

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

- **LHA floor (this property size):** £922/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, Westhorpe House, SL7 | £2,500/mo | 2 | 0.95 miles | OpenRent |
| 2 Bed Flat, Westhorpe House, SL7 | £2,250/mo | 2 | 0.96 miles | OpenRent |

**Average rent: £2,375/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £296,875
- **Target investor price (1%):** £237,500

*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 £2,375/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.9×
- **Monthly cashflow:** £-349/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.3%

*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).*

## Capital growth trend

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

- **5y growth:** 33%
- **10y growth:** 76.6%

## 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

89 m²

Council tax band

TBC

Last sold

£600,000 Jun 2025

Local average

£1,385,323 (-54.9%)

Deprivation

Decile 10 (32,952 of 33,755)

Street crime

102 incidents within 1 mile (May 2026)

Key features

A stunning detached cottage style property built in 2012, designed by a well-known local architect as a work/live unit ideal for a ground floor consultancy/professional use with (truncated)
Equipped to a high standard throughout with many features including exposed timbers, & feature arched front window.
2 bedrooms/consulting rooms, cloakroom, bathroom, first floor living room, fitted first floor kitchen, cellar storage, electric heating.
Parking for up to 2 cars, with gated entrance, storage shed, private paved courtyard garden
A short level walk from the High Street & Station in the very heart of the town.

Additional details

Parking: Yes
Garden: Yes

Description

An intriguing oak framed barn style detached property built in 2012, designed by an award-winning local architect as a work/live residence. With a high specification, this represents an ideal opportunity for a professional single/couple, downsizer or investor. Set in a highly convenient location very close to Marlow Station and about 5 minutes’ walk of the High Street, the river and both Gossmore & Higginson Parks.
Being sold with the benefit of NO ONWARD CHAIN.

Location

Located within a level walk of the High Street with its array of bustling individual shops, cafes and restaurants including Tom Kerridge’s 2 Michelin Star ‘Hand & Flowers’ and ‘The Ivy Marlow Garden’. Marlow Station (with Central London via Paddington on the Elizabeth Line, now operational) is within a 2-minute walk, with the Business Park and Marlow Bypass A404M within 1.5 miles giving fast access to the motorway network with the M4 at J8/9 Maidenhead & the M40 at J4 Handy Cross, Heathrow Airport & central London.

Local recreational facilities include golf at Harleyford & Temple; rowing at Marlow Rowing Club; walking, cycling & riding in the Hambleden Valley and along the Thames Path; clubs for tennis, hockey, bowls & cricket all in Pound Lane along with the Court Garden Leisure & Function Complex, as well as the National Sports centre at Bisham Abbey.

Directions

From the centre of Marlow, proceed south down the High Street from the obelisk towards the river.Turn left at the mini roundabout at the bottom of the High Street into Station Road, where 'Holly Lodge' will be found on the right hand side, just before the Marlow Donkey Public House and the right hand turning into Lock Road.The property is approached via solid wooden double gates.

Listed by

Marlow

Ballards Estate Agents

Reference: 146696234

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

FENSA Certificates

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

FENSA Certificate #16978157 Recent

Property Details

Street: 71 Station Road

Town: MARLOW

Postcode: SL7 1NW

Installation Details

Items: 1 door

Certificate Issued: 28/09/2025

Work Completed: 15/09/2025

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	11/06/2025 (1 year ago)	£600,000	—

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
8 THAMESFIELD GARDENS, MARLOW, BUCKINGHAMSHIRE, SL7 1PZ	£1,200,000	25/11/2025	Detached
15 STATION RISE, MARLOW, BUCKINGHAMSHIRE, SL7 1EJ	£1,017,000	15/09/2025	Detached
17 GLADE ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1EA	£2,000,000	01/09/2025	Detached
9 CLAREMONT ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1BH	£1,804,000	23/07/2025	Detached
46A STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NN	£1,350,000	27/10/2023	Detached
14 LODGE CLOSE, MARLOW, BUCKINGHAMSHIRE, SL7 1RB	£1,210,000	26/10/2023	Detached
Same street 65 STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NW	£470,000	19/12/2022	Terraced
8 GLADE ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1DY	£2,730,000	25/11/2022	Detached
23 GLADE ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1EA	£1,595,000	16/11/2022	Detached
3 LODGE CLOSE, MARLOW, BUCKINGHAMSHIRE, SL7 1RB	£1,850,000	17/10/2022	Detached
Same street HANCHETT COURT 1 STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NW	£390,000	30/09/2022	Flat
Same street 41 STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NW	£495,000	15/07/2022	Terraced
18 THAMESFIELD GARDENS, MARLOW, BUCKINGHAMSHIRE, SL7 1PZ	£1,450,000	05/04/2022	Detached
Same street 43 STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NW	£495,000	05/01/2022	Terraced
Same street 71 STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NW	£350,000	10/12/2021	Terraced
EVERGREEN, 2 GLADE ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1DX	£850,000	03/12/2021	Detached
Same street MARLOW LODGE COTTAGE STATION ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1NW	£640,000	30/09/2021	Semi-detached
5 LOCK ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 1QS	£1,210,000	20/08/2021	Detached

Street average: £473,333 (6 sales)

Area average: £1,522,167 (12 sales)

Capital growth trend

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

5y growth 33%

10y growth 76.6%

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: £922/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SL7 1NW

Address

71 Station Road

Nearby

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

Type	Name	Distance
Shop	Forever Young	0.2 miles
Train station	Marlow	0.2 miles
Shop	Zest	0.2 miles
Hospital	Marlow Community Hospital	0.2 miles
Bus stop	Spittal Street	0.3 miles
Bus stop	Quarry Wood Road	0.3 miles
Train station	Cookham	2.3 miles
Hospital	St Mark's Hospital	3.3 miles
University	Buckinghamshire New University (Wycombe Campus)	4.0 miles
University	National Film and Television School	6.2 miles

Street-level crime

Category	Count
Violence and sexual offences	38
Anti-social behaviour	21
Shoplifting	10
Other theft	9
Public order	9
Criminal damage and arson	5
Drugs	3
Other crime	2
Vehicle crime	2
Bicycle theft	1
Burglary	1
Theft from the person	1
Total incidents	102

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
Foxes Piece School	Primary	0.4 miles	Requires improvement — 9 Feb 2023
Holy Trinity Church of England (Aided) School	Primary	0.4 miles	Outstanding — 17 Jul 2024
Sir William Borlase's Grammar School	Secondary	0.5 miles	Outstanding — 9 Jun 2024
St Peter's Catholic Primary School	Primary	0.6 miles	Good — 16 Oct 2014
Marlow Church of England Infant School	Primary	0.6 miles	Good — 5 Mar 2024

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, Westhorpe House, SL7	£2,500/mo	2	0.95 miles	OpenRent
2 Bed Flat, Westhorpe House, SL7	£2,250/mo	2	0.96 miles	OpenRent

Average rent: £2,375/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £296,875

Target investor price (1%) £237,500

Gross yield 4.6%

Cost-to-rent ratio 21.9×

Monthly cashflow £-349/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.3%

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).