# 2 bedroom character property for sale (LU7 9EQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 12 VICARAGE LANE, LEIGHTON BUZZARD, IVINGHOE, BUCKINGHAMSHIRE LU7 9EQ |
| Price | £600,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: before 1900 |
| Floor area | 70 m² |
| Last sold | £600,000 Apr 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** F
- **Potential rating:** C
- **Expiry date:** 25/03/2025 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £1,112/year

### Recommendations
- Q (14,000)
- W1 (1,200)
- W2 (6,000)
- E (85)
- I (3,000)
- N (6,000)
- O3 (1,400)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8855-7527-3790-8426-7926)

## Description

**SUMMARY**

A charming period cottage in Vicarage Lane Ivinghoe, with approximately half an acre of secluded gardens and off road parking, offering potential to extend (stp).

**DESCRIPTION**

Orchard Cottage is a period cottage, believed to date back to the 18th century, which had undergone more recent renovation, and stands on a huge plot with gardens of over half an acre and parking to the rear. Planning permission for a two story rear extension was granted in 2016 and subsequently expired which would create a large open plan kitchen living space at the rear and a third bedroom upstairs (subject to current approval).

The cottage looks onto a pretty front garden with a white picket fence and a brick pathway to the side leading to the wonderful garden at the rear. The accommodation is arranged over two floors and is beautifully presented throughout with charming character features including original beams, drop latch doors, log burner and fire place. The triple aspect kitchen is filled with natural light through windows to the front side and rear and is tastefully fitted with bespoke units incorporating a built in double stainless steel oven with grill, gas hob with extractor over and integrated fridge freezer and slim line dishwasher. There is plumbing for the washing machine and tumble dryer. There is a feature brick fireplace with cast iron log burner and patio doors leading outside. The adjoining dual aspect dining room features a pretty arched window looking onto the garden and a slightly vaulted ceiling.

**.** 

The lovely, light and airy lounge is spacious yet cosy, featuring original beams and an open fire place.  Upstairs are two generous bedrooms, and a stylish fully tiled bathroom, complete with heated towel rail and shower over the bath.

While the cottage itself will melt the hearts of many, it is really the garden that is the feature of this property. Rarely will you find such a wonderful, mature and secluded garden of this size ….it truly is a wonder. An abundance of trees, including a stunning Honey Locust, Silver Birch and Cherry, among many more, offer a tranquillity and seclusion lovers of the outdoors yearn for. There are vegetable plots, green house and shed for practicality and a large timber summer house, affectionately known as 'The Retreat', which has been insulated and fitted with electric panel heater, power, light and telephone point making a perfect office to work from home or could be perfect for uses such as guest room, gym, studio or any number of others.

There is parking at the top of the garden accessed via The Baulk (just off Wellcroft), currently hard standing for one but plenty of scope for more!

**.** 

Vicarage Lane is arguably Ivinghoe's most sought after location with characterful properties in a peaceful lane. Just a short walk away is the Rose & Crown gastro pub and the Kings Head restaurant in the centre of the village, opposite the lovely Village Green and play area. The High Street offers a Post Office, Library, Community Hub and Tea Room, Pharmacy and the beautiful Church. There is even a nine hole golf course with club house. There are some of the areas most picturesque countryside walks, including Ivinghoe Beacon and the Ridgeway and Pitstone Windmill. 

For more comprehensive amenities Tring (4 miles) and Leighton Buzzard (6 miles) offer an excellent range of independent shops, bars and cafes alongside familiar High Street names such as Marks & Spencer, Costa Coffee and Tesco to name just a few. For the commuter, there are Train stations serving London Euston at Tring and Leighton Buzzard and Cheddington.

1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/119518691/1343692)
- ![Photo](/listings/photos/119518691/1343693)
- ![Photo](/listings/photos/119518691/1343696)
- ![Photo](/listings/photos/119518691/1343698)
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- ![Photo](/listings/photos/119518691/1343704)
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- ![Photo](/listings/photos/119518691/1343709)
- ![Photo](/listings/photos/119518691/1343711)
- ![Photo](/listings/photos/119518691/1343714)

## Floorplans

- ![Floorplan 1](/listings/photos/119518691/1343716) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/119518691/1343718) - EPC

## FENSA Certificates

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

### FENSA Certificate #7424360
- **Address:** 12 Vicarage Lane, Ivinghoe, LU7 9EQ
- **Certificate Issued:** 10/06/2010
- **Work Completed:** 01/03/2010
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 12 VICARAGE LANE, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EQ | £600,000 | 22/04/2022 | 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] 20 VICARAGE LANE, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EQ | £435,000 | 21/11/2022 | Semi-detached |
| THE KINGS HEAD RESTAURANT STATION ROAD, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EB | £1,500,000 | 01/09/2022 | Other |
| [Same street] 20 VICARAGE LANE, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EQ | £413,000 | 03/05/2022 | Semi-detached |
| PENDYCE HOUSE STATION ROAD, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EB | £7,500 | 07/04/2022 | Other |
| 3 CHURCH ROAD, IVINGHOE, LEIGHTON BUZZARD, BUCKINGHAMSHIRE, LU7 9EH | £202,000 | 22/07/2021 | Other |

**Street average:** £424,000 (2 sales)
**Area average:** £569,833 (3 sales)

## Price vs local average

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

- **Local average:** £236,692 (16 Other, LU7, 2024–2026)
- **Deviation:** +153.5%

## 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:** 0.23% (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:** 2.8%
- **Cost-to-rent:** 35.8×
- **Monthly cashflow:** £-1,132/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.8%

*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:** £8,571/m²

## Capital growth trend

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

- **5y growth:** -47.6%
- **10y growth:** -74.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.3%
- **5y growth (index):** 13.3%
- **10y growth (index):** 23.4%

## 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)