# 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 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 |
| 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 |
| [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)