# 2 bedroom semi-detached house for sale (HP10 0SU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8 WOOTTON DRIVE, HIGH WYCOMBE, WOOBURN GREEN, BUCKINGHAMSHIRE HP10 0SU |
| Price | £399,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 59 m² |
| Last sold | £398,950 Aug 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 21/03/2034
- **Current heating cost:** £662/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2525-3036-7207-0204-3204)

## Description

An attractive two bedroom semi-detached home situated on a popular development in Wooburn Green. Private front & rear gardens, entrance porch, living/dining room, two double bedrooms, refitted kitchen, refitted shower room, double glazing, gas central heating to radiators, garage & driveway parking. EPC Band: C.  Council Tax Band: C. Tel: Bourne End office

## Property Photos

- ![Photo 13](/listings/photos/146135753/240255) - Photo 13
- ![Photo 8](/listings/photos/146135753/240256) - Photo 8
- ![Photo 9](/listings/photos/146135753/240257) - Photo 9
- ![Photo 7](/listings/photos/146135753/240258) - Photo 7
- ![Photo 6](/listings/photos/146135753/240259) - Photo 6
- ![Photo 2](/listings/photos/146135753/240260) - Photo 2
- ![Photo 1](/listings/photos/146135753/240261) - Photo 1
- ![Photo 3](/listings/photos/146135753/240262) - Photo 3
- ![Photo 4](/listings/photos/146135753/240263) - Photo 4
- ![Photo 5](/listings/photos/146135753/240264) - Photo 5
- ![Photo 10](/listings/photos/146135753/240265) - Photo 10
- ![Photo 11](/listings/photos/146135753/240266) - Photo 11
- ![Photo 12](/listings/photos/146135753/240267) - Photo 12

## Floorplans

- ![Floorplan 1](/listings/photos/146135753/240268) - Floorplan 1

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/146135753/240269) - Energy Performance Certificate

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 8 WOOTTON DRIVE, WOOBURN GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 0SU | £398,950 | 22/08/2024 | Semi-detached |
| 8 WOOTTON DRIVE, WOOBURN GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 0SU | £285,000 | 08/09/2020 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 HOLTSPUR AVENUE, WOOBURN GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 0BJ | £377,500 | 15/12/2025 | Semi-detached |
| [Same street] 4 WOOTTON DRIVE, WOOBURN GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 0SU | £365,000 | 21/04/2023 | Semi-detached |
| WILLOW COTTAGES 2 GLORY MILL LANE, WOOBURN GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 0BY | £472,000 | 25/11/2022 | Semi-detached |
| THE LAURELS OLD MOOR LANE, WOOBURN MOOR, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 0LZ | £600,000 | 13/10/2022 | Semi-detached |
| 12 OLD WATERY LANE, WOOBURN GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 0NY | £675,000 | 05/07/2022 | Semi-detached |
| THE HARRIERS OLD MOOR LANE, WOOBURN MOOR, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 0NA | £580,000 | 30/05/2022 | Semi-detached |
| 1 MOORSIDE, WOOBURN GREEN, HIGH WYCOMBE, BUCKINGHAMSHIRE, HP10 0NF | £352,000 | 03/05/2022 | Semi-detached |

**Street average:** £365,000 (1 sale)
**Area average:** £509,417 (6 sales)

## Price vs local average

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

- **Local average:** £584,168 (24 Semi-detached, HP10, 2024–2026)
- **Deviation:** -31.5%

## 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 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, Holtspur Top Lane, HP9 | £1,450/mo | 2 | 0.55 miles | OpenRent |
| 2 Bed Flat, Station Road, HP10 | £1,350/mo | 2 | 1.02 miles | OpenRent |
| 2 Bed Flat, Station Road, HP10 | £1,600/mo | 2 | 1.03 miles | OpenRent |

**Average rent: £1,467/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £181,250
- **Target investor price (1%):** £145,000

*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 £1,450/mo).*

- **Gross yield:** 4.4%
- **Cost-to-rent:** 23×
- **Monthly cashflow:** £-295/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.1%

*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:** £6,779/m²

## Capital growth trend

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

- **5y growth:** 24.8%
- **10y growth:** 31.7%

## House Price Index (HM Land Registry)

*Official index for Buckinghamshire; Semi-detached series; as of March 2026.*

- **1y growth (index):** -0.4%
- **5y growth (index):** 16.2%
- **10y growth (index):** 29.4%

## 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)