8 Ream Court, Ryemead Boulevard, High Wycombe, HP11 1GG

UPRN:10004798732Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: C (80)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

8 Ream Court, Ryemead Boulevard, High Wycombe, HP11 1GG

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£243,000

£231k - £256kHigh

Estimate

£243k

Range

£231k – £256k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

5.87%

Verdict

Derived from HomePortfolio scores

8 Ream Court earns an INVESTIGATE rating with HP Score 75/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is good (70/100). 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

75/ 100

Strong

Investment Score

72/ 100

High

Crime Score

39/ 100

Elevated

Walkability

70/ 100

High

Transit & Bike

Transit 30Bike 36

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +3.3% (HIGH), sold-comps -15.8%, £/sqft -15.5%] → 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 9 Nov 2026
- valuation_snapshotsestimate for 10004798732· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 9.3%· as of 24 Oct 2026
Rental economics6.6/40
gross yield 5.9%; range width penalty ×0.94
- valuation_snapshotsrent estimate 1150/mo (range 1050-1200)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -276/mo, -24% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 271 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 6 Nov 2026
Risk & liquidity14.6/15
158 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

£176,000£270,000

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£235,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,050-£1,200

Interest rate5.4%

Loan to value75%

Cash required: £74,000
Net cash flow: £3/mo
Cash on cash: 0.0%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.45 - clears 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 10004798732Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 9.3%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 1150/mo (range 1050-1200)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 1150/mo (range 1050-1200)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£243,000

Rent Estimate (pcm)£1,150

Gross Yield5.87%

1y Growth+3.6%

3y Growth+5.3%

5y Growth+0.0%

10y Growth+0.8%

Last Sold Price£190,000 (2015-01-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0HP11 1GG

Approval Rate

-12mo

Development

low

PL/26/08653/FA
Householder application for retaining wall and dropped kerb with associated off street parking.
Pending
PL/26/08497/FA
Householder application for the erection of a two-storey side and rear extension, incorporating associated alterations to the roof, external elevations, windows and doors, together with internal alterations to provide enlarged family living accommodation, four bedrooms and a study.
Pending
PL/26/08326/FA
Householder application for construction of single storey front, double storey side and part single/double rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership48.1%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-01-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density7,144 /km²

Owner Occupied48%

Age Distribution

0-15 27%16-64 68%65+ 5%

View Area Profile

Schools Nearby

Beechview Academy
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Crown House School
0.6 mi
Inspected by ISI
The Highcrest Academy
0.7 mi
Inspected as Highcrest Community School (URN 133514) on 3 Nov 2010
Bowerdean Nursery School
0.7 mi
Outstanding

2 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Ream Court Ryemead Boulevard
-
£250k
-
Ream Court Ryemead Boulevard
-
£171k
-
Ream Court Ryemead Boulevard
-
£240k
-
Ream Court Ryemead Boulevard
-
£165k
-

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