Spring Vale, 22 Mill Lane, Gerrards Cross, SL9 8AU

UPRN:10003235477Detached House5 bedsBuilt 1950-1966

FreeholdCouncil Tax: -EPC: C (74)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Spring Vale, 22 Mill Lane, Gerrards Cross, SL9 8AU

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£2,299,000

£2.18M - £2.41MHigh

Estimate

£2.30M

Range

£2.18M – £2.41M

Rent Estimate (pcm)

£7,400

£7k - £8k

Monthly

£7,400

Yield

3.95%

Verdict

Derived from HomePortfolio scores

Spring Vale earns an INVESTIGATE rating with HP Score 80/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (64/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

64/ 100

Moderate

Transit & Bike

Transit 8Bike 55

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£2,250,000

At the asking price

Monthly rent£7,400/mo

Evidenced range £6,550-£8,250

Interest rate5.4%

Loan to value75%

Cash required: £860,050
Net cash flow: -£2,471/mo
Cash on cash: -3.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.97 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£2,299,000

Rent Estimate (pcm)£7,400

Gross Yield3.95%

1y Growth-

3y Growth-2.7%

5y Growth-0.8%

10y Growth+0.1%

Last Sold Price£1,375,000 (2019-01-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SL9 8AU

Approval Rate

-12mo

Development

low

PL/26/08576/TP
T1-Tulip Tree- fell to ground level - The tree shows clear signs of basal decay with suspected honey fungus (Armillaria), substantial loss of bark cover, and evidence of insect colonisation of decayed wood at the base.
Pending
PL/26/08564/PAPCR
Prior Notification under Class MA of Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 for change of use of rear ground floor restaurant to provide a self-contained residential dwelling
Pending
PL/26/08727/PAPCR
Prior Notification under Class MA of Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 for part change of use of the existing class E premises to provide one self-contained two-bedroom, three-person dwelling arranged over three floors.
Pending

View Planning Timeline

Ownership

Corporate Ownership59.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-01-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density636 /km²

Owner Occupied88%

Age Distribution

0-15 21%16-64 56%65+ 23%

View Area Profile

Schools Nearby

The Gerrards Cross CofE School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Mary's School
0.7 mi
Inspected by ISI
Thorpe House School
0.9 mi
Inspected by ISI
Gayhurst School
1.1 mi
Inspected by ISI

2 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

22 Mill Lane
-
£1.38M
-
16 Mill Lane
-
£1.17M
-
18 Mill Lane
-
£735k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN