# 2 bedroom apartment for sale (SL6 6EP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 9 RISELEY ROAD, MAIDENHEAD, WINDSOR AND MAIDENHEAD SL6 6EP |
| Price | £260,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £255,000 Jun 2024 |

## Description

*** Two bedrooms & No chain ***

A top floor apartment situated in this sought after development, offering excellent access to the town centre, main line train station and all major commuter links.

The property offers two well-proportioned bedrooms, large lounge, kitchen and family bathroom.

There is a garage in a block, and residents parking.

## Property Photos

- ![Picture No. 11](/listings/photos/143521742/683569) - Picture No. 11
- ![Picture No. 12](/listings/photos/143521742/683572) - Picture No. 12
- ![Picture No. 13](/listings/photos/143521742/683585) - Picture No. 13
- ![Picture No. 04](/listings/photos/143521742/683590) - Picture No. 04
- ![Picture No. 05](/listings/photos/143521742/683604) - Picture No. 05
- ![Picture No. 03](/listings/photos/143521742/683617) - Picture No. 03
- ![Picture No. 06](/listings/photos/143521742/683629) - Picture No. 06
- ![Picture No. 07](/listings/photos/143521742/683636) - Picture No. 07

## Floorplans

- ![Picture No. 10](/listings/photos/143521742/683639) - Picture No. 10

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/143521742/683640) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 9 RISELEY ROAD, MAIDENHEAD, WINDSOR AND MAIDENHEAD, SL6 6EP | £255,000 | 19/06/2024 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| DANES COURT 4 ALL SAINTS AVENUE, MAIDENHEAD, WINDSOR AND MAIDENHEAD, SL6 6EN | £280,000 | 16/01/2026 | Flat |
| 63 BATH ROAD, MAIDENHEAD, WINDSOR AND MAIDENHEAD, SL6 4AL | £255,000 | 09/06/2025 | Flat |
| BATH COURT 31 POWNEY ROAD, MAIDENHEAD, WINDSOR AND MAIDENHEAD, SL6 6ER | £200,000 | 19/09/2023 | Flat |
| 12 BOYN HILL CLOSE, MAIDENHEAD, WINDSOR AND MAIDENHEAD, SL6 4JD | £405,000 | 11/09/2023 | Flat |
| [Same street] 35 RISELEY ROAD, MAIDENHEAD, WINDSOR AND MAIDENHEAD, SL6 6EP | £270,000 | 27/01/2023 | Flat |
| 20 FAIRACRE, MAIDENHEAD, WINDSOR AND MAIDENHEAD, SL6 4AN | £310,000 | 16/08/2022 | Flat |
| BATH COURT 3 POWNEY ROAD, MAIDENHEAD, WINDSOR AND MAIDENHEAD, SL6 6ER | £265,000 | 20/07/2022 | Flat |
| 22 HEDINGHAM MEWS, MAIDENHEAD, WINDSOR AND MAIDENHEAD, SL6 6ET | £245,000 | 12/11/2021 | Flat |
| GROVE COURT FLAT 1 BATH ROAD, MAIDENHEAD, WINDSOR AND MAIDENHEAD, SL6 4JT | £283,000 | 28/10/2021 | Flat |
| [Same street] 14 RISELEY ROAD, MAIDENHEAD, WINDSOR AND MAIDENHEAD, SL6 6EP | £220,000 | 30/09/2021 | Flat |
| 30A POWNEY ROAD, MAIDENHEAD, WINDSOR AND MAIDENHEAD, SL6 6EQ | £275,000 | 17/09/2021 | Flat |
| 19 FAIRACRE, MAIDENHEAD, WINDSOR AND MAIDENHEAD, SL6 4AN | £300,000 | 17/09/2021 | Flat |
| BATH COURT 29 POWNEY ROAD, MAIDENHEAD, WINDSOR AND MAIDENHEAD, SL6 6ER | £175,000 | 31/08/2021 | Flat |

**Street average:** £245,000 (2 sales)
**Area average:** £272,091 (11 sales)

## Price vs local average

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

- **Local average:** £315,514 (90 Flat, SL6, 2024–2026)
- **Deviation:** -17.6%

## Rental Range

*ONS Price Index of Private Rents (Windsor and Maidenhead). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,633/mo
- **Realistic:** £1,814/mo
- **Optimistic:** £1,995/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for East Thames Valley (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,197/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 Semi-Detached House, Portlock Road, SL6 | £1,800/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Flat, Victoria House, SL6 | £3,500/mo | 2 | 0.81 miles | OpenRent |
| 2 Bed Flat, Victoria House, SL6 | £3,500/mo | 2 | 0.81 miles | OpenRent |
| 2 Bed Flat, Cedars House, SL6 | £1,520/mo | 2 | 1.07 miles | OpenRent |
| 2 Bed Maisonette, Maidenhead, SL6 | £1,700/mo | 2 | 1.17 miles | OpenRent |
| 2 Bed Terraced House, Pinkneys Drive, SL6 | £3,000/mo | 2 | 1.19 miles | OpenRent |

**Average rent: £2,503/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.92% (okay)
- **Max investor price (0.8%):** £300,000
- **Target investor price (1%):** £240,000

*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 £2,400/mo).*

- **Gross yield:** 11.1%
- **Cost-to-rent:** 9×
- **Monthly cashflow:** £1,111/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 17.7%

*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:** 0.2%
- **10y growth:** -8.9%

## House Price Index (HM Land Registry)

*Official index for Windsor and Maidenhead; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -4.7%
- **5y growth (index):** 1.7%
- **10y growth (index):** 7%

## 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)