# 2 bedroom retirement property for sale (HP13 5GD) ## Property Details | Key | Value | |-----|-------| | Address | 202, HUGHENDEN GARDENS VILLAGE, HUGHENDEN BOULEVARD, HIGH WYCOMBE, BUCKINGHAMSHIRE HP13 5GD | | Price | £500,000 | | Bedrooms | 2 | | Bathrooms | 1 | | Floor area | 92 m² | | Last sold | £449,950 Jul 2018 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Expiry date:** 06/03/2028 - **Current heating cost:** £192/year [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8178-7537-5410-7673-5902) ## Description 2 BEDROOM RETIREMENT APARTMENT FOR SALE £480,000 Hughenden Gardens Retirement Village is one of their flagship developments owned and operated by The ExtraCare Charitable Trust. The Village is located near to High Wycombe Town Centre, local shops, amenities and transport network. The Village comprises of a range of 1 and 2 bedroom apartments and has a large village centre where most of the facilities are housed and ran. Whether you like to work out in the gym or have a lunch with your friends. The village has something for everyone. The Village also offers an in house Care Service** subject to an assessment. A typical Two-bedroom apartment ranges from 66-91m2. The apartments offer space, comfort and are finished to a high specification. Please note, the images shown in the advert are of a typical apartment available for sale. Tenure – Leasehold Hughenden Gardens Village Facilities: - Fully Licensed bar and bistro - Roof Top Garden & Green House - Gym - Village Hall - Hairdressers - Art & Crafts room - Hobby Room - Games Room - Well Being Suite - Guest Suites - Shop Typical Village Activities: - Chair Yoga - Arts & Crafts - Gardening - Relaxation & Mindfulness - Gym Classes - Coffee Mornings - Bingo - Tribute Acts - Dances and much, much more For further information about Living at Hughenden Gardens Village please call us today. Please note images shown are that of our show apartments, colours and sizes may differ. Please note that additional monthly charges, and deferred fees apply. **Fees payable COUNCIL TAX Ask agent PARKING Ask agent GARDEN Yes ACCESSIBILITY Ask agent ## Property Photos - ![Hughenden Gardens Village.jpg](/listings/photos/153761708/1285600) - Hughenden Gardens Village.jpg - ![FRONT OF DEVELOPMENT](/listings/photos/153761708/1285604) - FRONT OF DEVELOPMENT - ![Communal1.jpg](/listings/photos/153761708/1285607) - Communal1.jpg - ![APARTMENT](/listings/photos/153761708/1285611) - APARTMENT - ![APARTMENT](/listings/photos/153761708/1285615) - APARTMENT - ![APARTMENT](/listings/photos/153761708/1285618) - APARTMENT - ![APARTMENT](/listings/photos/153761708/1285621) - APARTMENT - ![APARTMENT](/listings/photos/153761708/1285623) - APARTMENT - ![ROOFTOP GARDENS](/listings/photos/153761708/1285633) - ROOFTOP GARDENS - ![Hughenden Gardens Village-7.jpg](/listings/photos/153761708/1285636) - Hughenden Gardens Village-7.jpg - ![Hughenden Gardens Village-15.jpg](/listings/photos/153761708/1285638) - Hughenden Gardens Village-15.jpg - ![Hughenden Gardens Village-12.jpg](/listings/photos/153761708/1285640) - Hughenden Gardens Village-12.jpg - ![Hughenden Gardens Village-11.jpg](/listings/photos/153761708/1285642) - Hughenden Gardens Village-11.jpg - ![Hughenden Gardens Village-13.jpg](/listings/photos/153761708/1285645) - Hughenden Gardens Village-13.jpg - ![Hughenden Gardens Village-16.jpg](/listings/photos/153761708/1285647) - Hughenden Gardens Village-16.jpg - ![Hughenden Gardens Village-20.jpg](/listings/photos/153761708/1285648) - Hughenden Gardens Village-20.jpg - ![BISTRO DINING.jpg](/listings/photos/153761708/1285651) - BISTRO DINING.jpg - ![Hughenden Gardens Village-14.jpg](/listings/photos/153761708/1285652) - Hughenden Gardens Village-14.jpg - ![FRONT OF DEVELOPMENT](/listings/photos/153761708/1285654) - FRONT OF DEVELOPMENT - ![Hughenden Gardens Village Overview.jpg](/listings/photos/153761708/1285656) - Hughenden Gardens Village Overview.jpg - ![Hughenden Gardens Village.jpg](/listings/photos/153761708/1285658) - Hughenden Gardens Village.jpg ## Floorplans - ![Plot 427 FP.jpg](/listings/photos/153761708/1285662) - Plot 427 FP.jpg ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HUGHENDEN GARDENS VILLAGE 202 HUGHENDEN BOULEVARD, HIGH WYCOMBE, WYCOMBE, BUCKINGHAMSHIRE, HP13 5GD | £449,950 | 30/07/2018 | 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 | |---------|-------|------|------| | 82 ROBERTS ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 6XD | £151,000 | 08/11/2023 | Other | | 14 MANOR COURTYARD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5RE | £250,000 | 13/10/2023 | Other | | 125A HUGHENDEN ROAD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5HT | £20,000 | 15/12/2022 | Other | | A B C REMOVALS CENTRAL PARK BUSINESS CENTRE, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5HG | £2,040,000 | 09/09/2022 | Other | | 1 MANOR COURTYARD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5RE | £375,000 | 19/08/2022 | Other | | 16 MANOR COURTYARD, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP13 5RE | £400,000 | 13/05/2022 | Other | **Area average:** £539,333 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £812,500 (2 Other, HP13, 2024–2026) - **Deviation:** -38.5% ## 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 Chilterns (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,097/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, Oxford Road, HP11 | £1,300/mo | 2 | 0.32 miles | OpenRent | | 2 Bed Semi-Detached House, Dunwood Rise, HP13 | £1,400/mo | 2 | 0.37 miles | OpenRent | | 2 Bed Flat, Amersham Hill, HP13 | £1,450/mo | 2 | 0.52 miles | OpenRent | | 2 Bed Flat, Thara House, HP11 | £1,200/mo | 2 | 0.63 miles | OpenRent | **Average rent: £1,338/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.27% (weak for cashflow) - **Max investor price (0.8%):** £168,750 - **Target investor price (1%):** £135,000 *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 £1,350/mo).* - **Gross yield:** 3.2% - **Cost-to-rent:** 30.9× - **Monthly cashflow:** £-779/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -6.4% *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:** £5,435/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 622.7% ## 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)