Sold STC Flat

22 PRIMROSE LEA

MARLOW, BUCKINGHAMSHIRE SL7 2QL

2 beds 1 baths 527 sq ft Listed 3 Sep 2020 (-2099d)

£264,950

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# 2 bedroom flat for sale (SL7 2QL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 22 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE SL7 2QL |
| Price | £264,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1967-1975 |
| Floor area | 49 m² |
| Last sold | £250,000 Jun 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Current heating cost:** £403/year
- **Est. upgrade cost to C:** £6,553

### Recommendations
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- E (£30)
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9892-3901-0209-8800-4204)

## Description

Occupying a particularly convenient position within easy level walking distance of the town centre, this ground floor flat would now benefit from modernisation and improvement. Communal gardens,2 bedrooms, bathroom, living room, kitchen/breakfast room, double glazing. EPC Band D. Marlow Office

## Property Photos

- ![Photo 1](/listings/photos/96866870/228246) - Photo 1
- ![Photo 2](/listings/photos/96866870/228247) - Photo 2
- ![Photo 3](/listings/photos/96866870/228248) - Photo 3
- ![Photo 4](/listings/photos/96866870/228249) - Photo 4
- ![Photo 5](/listings/photos/96866870/228250) - Photo 5
- ![Photo 6](/listings/photos/96866870/228251) - Photo 6

## Floorplans

- ![Floorplan 1](/listings/photos/96866870/228255) - Floorplan 1

## EPC Graphs

- ![Energy Perform...](/listings/photos/96866870/228257) - Energy Perform...

## FENSA Certificates

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

### FENSA Certificate #6521661
- **Address:** 22 Primrose Lea, MARLOW, SL7 2QL
- **Certificate Issued:** 11/05/2009
- **Work Completed:** 08/12/2008
- **Items:** 6 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 22 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL | £250,000 | 22/06/2021 | 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 |
|---------|-------|------|------|
| ORAM COURT FLAT 1 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3AP | £345,000 | 12/12/2025 | Flat |
| [Same street] 26 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL | £290,000 | 05/12/2025 | Flat |
| [Same street] 17 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL | £316,500 | 13/01/2025 | Flat |
| [Same street] 3 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL | £290,000 | 30/08/2024 | Flat |
| 17 SANDYGATE CLOSE, MARLOW, BUCKINGHAMSHIRE, SL7 3BA | £320,000 | 07/11/2023 | Flat |
| BANK APARTMENTS FLAT 10 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3DX | £517,500 | 13/10/2023 | Flat |
| [Same street] 20 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL | £320,000 | 14/07/2023 | Semi-detached |
| [Same street] 14 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL | £299,950 | 28/04/2023 | Terraced |
| PEEL LODGE 6 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH | £227,744 | 13/03/2023 | Flat |
| PEEL LODGE 7 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH | £333,292 | 13/03/2023 | Flat |
| PEEL LODGE 11 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH | £227,744 | 13/03/2023 | Flat |
| PEEL LODGE 25 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH | £277,744 | 13/03/2023 | Flat |
| PEEL LODGE 27 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH | £277,744 | 13/03/2023 | Flat |
| PEEL LODGE 3 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH | £277,744 | 13/03/2023 | Flat |
| [Same street] 12 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL | £315,000 | 16/11/2022 | Flat |
| [Same street] 26 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL | £310,000 | 30/09/2022 | Other |
| BANK APARTMENTS FLAT 8 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3DX | £530,000 | 22/08/2022 | Flat |
| [Same street] 23 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL | £300,000 | 20/07/2022 | Flat |
| ORAM COURT FLAT 17 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3AP | £375,000 | 15/07/2022 | Flat |
| BANK APARTMENTS FLAT 3 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3DX | £412,000 | 13/07/2022 | Flat |
| ORAM COURT FLAT 1 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3AP | £335,000 | 06/07/2022 | Flat |
| PEEL LODGE 8 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH | £705,950 | 31/05/2022 | Flat |
| [Same street] 7 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL | £283,000 | 04/05/2022 | Flat |
| 51 QUEENS ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 2PT | £365,000 | 25/01/2022 | Flat |
| 14 MAREFIELD ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 2QE | £369,950 | 24/01/2022 | Flat |
| [Same street] 19 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL | £258,000 | 05/01/2022 | Flat |
| 1 ETON PLACE, MARLOW, BUCKINGHAMSHIRE, SL7 2QA | £190,000 | 05/01/2022 | Flat |
| PEEL LODGE 21 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH | £491,950 | 03/12/2021 | Flat |
| PEEL LODGE 19 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH | £468,950 | 25/11/2021 | Flat |
| PEEL LODGE 26 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH | £491,950 | 19/11/2021 | Flat |

**Street average:** £298,245 (10 sales)
**Area average:** £377,013 (20 sales)

## Price vs local average

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

- **Local average:** £311,497 (16 Flat, SL7, 2024–2026)
- **Deviation:** -14.9%

## Rental Range

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

- **Low:** £1,326/mo
- **Realistic:** £1,473/mo
- **Optimistic:** £1,620/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, Primrose Lea, SL7 | £1,450/mo | 2 | 0 miles | OpenRent |
| 2 Bed Terraced House, Chapel Street, SL7 | £1,950/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Penthouse, Little Marlow Road, SL7 | £1,975/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Maisonette, Glade View, SL7 | £1,995/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Maisonette, Liston Court, SL7 | £2,200/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Semi-Detached House, Little Marlow Road, SL7 | £2,100/mo | 2 | 0.36 miles | OpenRent |
| 2 Bed Flat, Malthouse Way, SL7 | £2,150/mo | 2 | 0.44 miles | OpenRent |
| 2 Bed Flat, Wycombe Road, SL7 | £1,350/mo | 2 | 0.64 miles | OpenRent |

**Average rent: £1,896/mo (8 listings)**

## 1% Rule

- **Rent ratio:** 0.75% (weak for cashflow)
- **Max investor price (0.8%):** £248,125
- **Target investor price (1%):** £198,500

*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 £1,985/mo).*

- **Gross yield:** 9%
- **Cost-to-rent:** 11.1×
- **Monthly cashflow:** £718/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:** £5,407/m²

## Capital growth trend

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

- **5y growth:** 2%
- **10y growth:** 12.2%

## 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

49 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£250,000 Jun 2021

Price per m²

£5,407/m²

Local average

£311,497 (-14.9%)

Deprivation

Decile 7 (20,903 of 33,755)

Street crime

73 incidents within 1 mile (Mar 2026)

Key features

GROUND FLOOR FLAT
EASY LEVEL WALK OF TOWN CENTRE
IN NEED OF MODERNISATION AND IMPROVEMENT
SUITABLE FIRST, RETIREMENT OR BUY TO LET PURCHASE
2 BEDROOMS
BATHROOM
LIVING ROOM
KITCHEN/BREAKFAST ROOM
DOUBLE GLAZING
FIRST COME RESIDENTS PARKING

Additional details

Parking: Yes

Description

Listed by

Marlow

Andrew Milsom & Partners

Reference: 96866870

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 11/11/2020

Current heating cost: £403/year

Potential heating cost: £259/year

Est. upgrade cost to C: £6,553

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

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Increase hot water cylinder insulation (£15 - £30)
Low energy lighting for all fixed outlets (£30)
High heat retention storage heaters and dual immersion cylinder (£1,200 - £1,800)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

Energy Perform...

FENSA Certificates

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

FENSA Certificate #6521661

Property Details

Street: 22 Primrose Lea

Town: MARLOW

Postcode: SL7 2QL

Installation Details

Items: 6 windows and 1 door

Certificate Issued: 11/05/2009

Work Completed: 08/12/2008

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	22/06/2021 (4 years ago)	£250,000	—

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
ORAM COURT FLAT 1 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3AP	£345,000	12/12/2025	Flat
Same street 26 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL	£290,000	05/12/2025	Flat
Same street 17 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL	£316,500	13/01/2025	Flat
Same street 3 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL	£290,000	30/08/2024	Flat
17 SANDYGATE CLOSE, MARLOW, BUCKINGHAMSHIRE, SL7 3BA	£320,000	07/11/2023	Flat
BANK APARTMENTS FLAT 10 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3DX	£517,500	13/10/2023	Flat
Same street 20 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL	£320,000	14/07/2023	Semi-detached
Same street 14 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL	£299,950	28/04/2023	Terraced
PEEL LODGE 6 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH	£227,744	13/03/2023	Flat
PEEL LODGE 7 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH	£333,292	13/03/2023	Flat
PEEL LODGE 11 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH	£227,744	13/03/2023	Flat
PEEL LODGE 25 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH	£277,744	13/03/2023	Flat
PEEL LODGE 27 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH	£277,744	13/03/2023	Flat
PEEL LODGE 3 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH	£277,744	13/03/2023	Flat
Same street 12 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL	£315,000	16/11/2022	Flat
Same street 26 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL	£310,000	30/09/2022	Other
BANK APARTMENTS FLAT 8 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3DX	£530,000	22/08/2022	Flat
Same street 23 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL	£300,000	20/07/2022	Flat
ORAM COURT FLAT 17 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3AP	£375,000	15/07/2022	Flat
BANK APARTMENTS FLAT 3 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3DX	£412,000	13/07/2022	Flat
ORAM COURT FLAT 1 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3AP	£335,000	06/07/2022	Flat
PEEL LODGE 8 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH	£705,950	31/05/2022	Flat
Same street 7 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL	£283,000	04/05/2022	Flat
51 QUEENS ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 2PT	£365,000	25/01/2022	Flat
14 MAREFIELD ROAD, MARLOW, BUCKINGHAMSHIRE, SL7 2QE	£369,950	24/01/2022	Flat
Same street 19 PRIMROSE LEA, MARLOW, BUCKINGHAMSHIRE, SL7 2QL	£258,000	05/01/2022	Flat
1 ETON PLACE, MARLOW, BUCKINGHAMSHIRE, SL7 2QA	£190,000	05/01/2022	Flat
PEEL LODGE 21 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH	£491,950	03/12/2021	Flat
PEEL LODGE 19 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH	£468,950	25/11/2021	Flat
PEEL LODGE 26 DEAN STREET, MARLOW, BUCKINGHAMSHIRE, SL7 3FH	£491,950	19/11/2021	Flat

Street average: £298,245 (10 sales)

Area average: £377,013 (20 sales)

Capital growth trend

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

5y growth 2%

10y growth 12.2%

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 £1,326/mo

Realistic £1,473/mo

Optimistic £1,620/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 2QL

Nearby

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

Type	Name	Distance
Shop	Beacon Funeral Service	0.1 miles
Shop	The Chapel Hairdressing	0.2 miles
Bus stop	Spittal Street	0.3 miles
Bus stop	West Street	0.4 miles
Hospital	Marlow Community Hospital	0.4 miles
Train station	Marlow	0.7 miles
Hospital	Priory Hospital High Wycombe	2.6 miles
Train station	Cookham	2.8 miles
University	Buckinghamshire New University (Wycombe Campus)	3.8 miles
University	Henley Business School	4.5 miles

Street-level crime

Category	Count
Violence and sexual offences	28
Criminal damage and arson	11
Shoplifting	9
Other theft	8
Public order	5
Vehicle crime	4
Drugs	3
Anti-social behaviour	2
Burglary	2
Other crime	1
Total incidents	73

Within 1 mile during Mar 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
St Peter's Catholic Primary School	Primary	0.1 miles	Good — 16 Oct 2014
Holy Trinity Church of England (Aided) School	Primary	0.1 miles	Outstanding — 17 Jul 2024
Marlow Church of England Infant School	Primary	0.2 miles	Good — 5 Mar 2024
Sir William Borlase's Grammar School	Secondary	0.4 miles	Outstanding — 9 Jun 2024
Spinfield School	Primary	0.5 miles	Good — 13 Jan 2020

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, Primrose Lea, SL7	£1,450/mo	2	0 miles	OpenRent
2 Bed Terraced House, Chapel Street, SL7	£1,950/mo	2	0.26 miles	OpenRent
2 Bed Penthouse, Little Marlow Road, SL7	£1,975/mo	2	0.3 miles	OpenRent
2 Bed Maisonette, Glade View, SL7	£1,995/mo	2	0.34 miles	OpenRent
2 Bed Maisonette, Liston Court, SL7	£2,200/mo	2	0.34 miles	OpenRent
2 Bed Semi-Detached House, Little Marlow Road, SL7	£2,100/mo	2	0.36 miles	OpenRent
2 Bed Flat, Malthouse Way, SL7	£2,150/mo	2	0.44 miles	OpenRent
2 Bed Flat, Wycombe Road, SL7	£1,350/mo	2	0.64 miles	OpenRent

Average rent: £1,896/mo (8 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 5.9% gross yield avg £293,859 sale, £1,450/mo rent

Rent ratio 0.75%

Max investor price (0.8%) £248,125

Target investor price (1%) £198,500

Gross yield 9%

Cost-to-rent ratio 11.1×

Monthly cashflow £718/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 11.2%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).