9 Pinehurst Court, 40 Station Road, Beaconsfield, HP9 1AB

UPRN:10003447993Flat/Maisonette3 bedsBuilt 2007-2011

LeaseholdCouncil Tax: -EPC: B (86)

Data freshness:Planning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

9 Pinehurst Court, 40 Station Road, Beaconsfield, HP9 1AB

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£853,000

£810k - £895kHigh

Estimate

£853k

Range

£810k – £895k

Rent Estimate (pcm)

£3,350

£3k - £4k

Monthly

£3,350

Yield

4.35%

Verdict

Derived from HomePortfolio scores

9 Pinehurst Court earns an INVESTIGATE rating with HP Score 76/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (77/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

39/ 100

Elevated

Walkability

77/ 100

High

Transit & Bike

Transit 19Bike 43

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -8.4% (HIGH), sold-comps -21.7%, £/sqft -21.7%] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10003447993· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 12.6%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.78
- valuation_snapshotsrent estimate 3350/mo (range 3000-3700)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,913/mo, -57% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 96 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 2 Nov 2026
Risk & liquidity14.6/15
149 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£694,000£1,064,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£925,000

At the asking price

Monthly rent£3,350/mo

Evidenced range £3,000-£3,700

Interest rate5.4%

Loan to value75%

Cash required: £315,050
Net cash flow: -£803/mo
Cash on cash: -3.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.07 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10003447993Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 12.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3350/mo (range 3000-3700)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 3350/mo (range 3000-3700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 96 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. 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£853,000

Rent Estimate (pcm)£3,350

Gross Yield4.35%

1y Growth-10.5%

3y Growth+0.7%

5y Growth+1.6%

10y Growth+1.2%

Last Sold Price£639,000 (2011-10-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1HP9 1AB

Approval Rate

100%12mo

Development

low

PL/26/08952/NMA
Non-material amendment to planning permission PL/26/03766/FA (Replacement self build dwelling, with amendments to access to private road to allow widening) to allow for changes to windows
Pending
PL/26/08960/NMA
Non material amendment to planning permission PL/26/06498/FA (Single storey rear extension with link to garage.) to allow for the addition of a Velux window to ground floor bathroom
Pending
PL/26/07833/TP
Crown thinning by 10%, reduction of branches by 2m to clear house, crown lift by 1.5m of T1 (Beech); crown thinning by 10% and crown lift by 1.5m of T2 (Red Oak); height reduction by approximately 4.5m of T3 (Leylandii)
Pending

View Planning Timeline