Sold STC Flat

FLAT 7

WINDMILL PARADE, GEORGES HILL, HIGH WYCOMBE, WIDMER END, BUCKINGHAMSHIRE HP15 6DA

2 beds 1 baths 689 sq ft Listed 20 Feb 2023 (-1220d)

£220,000

Guide Price

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# 2 bedroom apartment for sale (HP15 6DA)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 7, WINDMILL PARADE, GEORGES HILL, HIGH WYCOMBE, WIDMER END, BUCKINGHAMSHIRE HP15 6DA |
| Price | £220,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 64 m² |
| Last sold | £215,000 Oct 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 30/01/2033
- **Current heating cost:** £464/year
- **Est. upgrade cost to C:** £3,623

### Recommendations
- B (£500 - £1,500)
- C (£15 - £30)
- I (£2,200 - £3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/5637-0629-1200-0829-3272)

## Description

The property is a short drive from High Wycombe Town Centre with a range of restaurants, bars, shopping facilities and cinema complex, as well as the popular Chiltern Railway Line, accessing London in Approximately 25 minutes.

the property is ideal for a range of different types of buyers including first time buyers, investors due to it`s very reasonable service charge, ground rent and lease in excess of 900 years.

Viewings are highly recommended to fully appreciate the property.

**what3words /// ** mixer.winter.bench

**Notice**

Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

## Property Photos

- ![Photo](/listings/photos/131838440/718772)
- ![Photo](/listings/photos/131838440/718779)
- ![Photo](/listings/photos/131838440/718782)
- ![Photo](/listings/photos/131838440/718785)
- ![Photo](/listings/photos/131838440/718792)
- ![Photo](/listings/photos/131838440/718794)
- ![Photo](/listings/photos/131838440/718797)
- ![Photo](/listings/photos/131838440/718799)
- ![Photo](/listings/photos/131838440/718807)
- ![Photo](/listings/photos/131838440/718808)

## Floorplans

- ![Floorplan 1](/listings/photos/131838440/718815) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/131838440/718819) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| WINDMILL PARADE FLAT 7 GEORGES HILL, WIDMER END, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6DA | £215,000 | 20/10/2023 | 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 |
|---------|-------|------|------|
| 46 COLUMBINE ROAD, WIDMER END, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6BP | £385,000 | 28/06/2021 | Flat |

**Area average:** £385,000 (1 sale)

## Price vs local average

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

- **Local average:** £241,493 (7 Flat, HP15, 2024–2026)
- **Deviation:** -8.9%

## 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 Maisonette, Uplands House, HP15 | £1,600/mo | 2 | 1.03 miles | OpenRent |
| 2 Bed Flat, Four Ashes Road, HP15 | £1,650/mo | 2 | 1.03 miles | OpenRent |
| 2 Bed Flat, Uplands House, HP15 | £1,650/mo | 2 | 1.03 miles | OpenRent |

**Average rent: £1,633/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.75% (weak for cashflow)
- **Max investor price (0.8%):** £206,250
- **Target investor price (1%):** £165,000

*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 £1,650/mo).*

- **Gross yield:** 9%
- **Cost-to-rent:** 11.1×
- **Monthly cashflow:** £594/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11.2%

*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:** £3,438/m²

## Capital growth trend

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

- **5y growth:** -11%
- **10y growth:** -17.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -5.3%
- **5y growth (index):** 2.9%
- **10y growth (index):** 10.3%

## 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

LEASEHOLD

Floor area

64 m²

Council tax band

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£215,000 Oct 2023

Price per m²

£3,438/m²

Local average

£241,493 (-8.9%)

Deprivation

Decile 9 (29,558 of 33,755)

Street crime

25 incidents within 1 mile (Apr 2026)

Key features

Spacious Two Bedroom Apartment
Large Lounge and Dining Room
Kitchen Breakfast Room
Shower Room
Separate WC
Loft Space
Garage
Lease in Excess of 900 Years
Tucked Away Village Location
Viewings Recommended

Additional details

Parking: Yes

Description

This generously sized two bedroom apartment is situated above commercial premises in the tucked away village of Widmer End. On the boarder of Hazlemere, the property is conveniently located to several local amenities Including Park Parade in Hazlemere, highly regarded schools and open countryside. The property in brief comprises an entrance hallway, a spacious living and dining room, two double bedrooms, a kitchen breakfast room and a shower room with a separate WC. The property also boasts loft space and a garage located to the rear.

The property is a short drive from High Wycombe Town Centre with a range of restaurants, bars, shopping facilities and cinema complex, as well as the popular Chiltern Railway Line, accessing London in Approximately 25 minutes.

the property is ideal for a range of different types of buyers including first time buyers, investors due to it`s very reasonable service charge, ground rent and lease in excess of 900 years.

Viewings are highly recommended to fully appreciate the property.

what3words /// mixer.winter.bench

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

Listed by

Stokenchurch

Bonners & Babingtons

Reference: 131838440

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 31/01/2023

Expiry date: 30/01/2033

Current heating cost: £464/year

Potential heating cost: £390/year

Est. upgrade cost to C: £3,623

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

Recommendations

Cavity wall insulation (£500 - £1,500)
Insulate hot water cylinder with 80 mm jacket (£15 - £30)
Replace boiler with new condensing boiler (£2,200 - £3,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	20/10/2023 (2 years ago)	£215,000	—

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
46 COLUMBINE ROAD, WIDMER END, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP15 6BP	£385,000	28/06/2021	Flat

Area average: £385,000 (1 sale)

Capital growth trend

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

5y growth -11%

10y growth -17.4%

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

1y (index) -5.3%

5y (index) 2.9%

10y (index) 10.3%

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 HP15 6DA

Address

George's Hill

Nearby

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

Type	Name	Distance
Shop	GB Food and Wine	0.0 miles
Bus stop	Honeysuckle Road	0.0 miles
Bus stop	Primrose Hill	0.1 miles
Shop	Co-op Food	0.5 miles
Train station	High Wycombe	2.7 miles
Train station	Great Missenden	2.7 miles
University	Buckinghamshire New University (Wycombe Campus)	3.0 miles
University	National Film and Television School	5.3 miles
Hospital	The Paddocks Hospital	6.5 miles
Hospital	Wexham Park Hospital	11.0 miles

Street-level crime

Category	Count
Violence and sexual offences	15
Other crime	2
Public order	2
Shoplifting	2
Burglary	1
Criminal damage and arson	1
Drugs	1
Other theft	1
Total incidents	25

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
Widmer End Community Combined School	Primary	0.2 miles	Good — 27 Sep 2023
Cedar Park School & Nursery	Primary	0.4 miles	Good — 5 May 2015
Holmer Green First School and Pre-School	Primary	0.6 miles	Good — 10 May 2013
Holmer Green Senior School	Secondary	0.8 miles	Good — 24 Jun 2016
Great Kingshill Church of England Combined School	Primary	0.9 miles	Good — 2 Jun 2014

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 Maisonette, Uplands House, HP15	£1,600/mo	2	1.03 miles	OpenRent
2 Bed Flat, Four Ashes Road, HP15	£1,650/mo	2	1.03 miles	OpenRent
2 Bed Flat, Uplands House, HP15	£1,650/mo	2	1.03 miles	OpenRent

Average rent: £1,633/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.75%

Max investor price (0.8%) £206,250

Target investor price (1%) £165,000

Gross yield 9%

Cost-to-rent ratio 11.1×

Monthly cashflow £594/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 11.2%

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).