28A London End, Beaconsfield, HP9 2JH

UPRN:100080483597Terrace Property2 bedsBuilt 1900-1929

Tenure: -Council Tax: Band CEPC: D (61)

Data freshness:Listing· freshPlanning· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£599,000

£539k - £659kMedium

Estimate

£599k

Range

£539k – £659k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

1.53%

Verdict

Derived from HomePortfolio scores

28A London End earns an INVESTIGATE rating with HP Score 71/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (56/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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

71/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

56/ 100

Moderate

Transit & Bike

Transit 14Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -142.1% (MEDIUM), sold-comps -222.2%, £/sqft -222.4%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 10 Nov 2026
- valuation_snapshotsestimate for 100080483597· as of 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.7%· as of 4 Nov 2026
Rental economics0/40
gross yield 1.5%; range width penalty ×0.71
- valuation_snapshotsrent estimate 1850/mo (range 1650-2100)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -4,887/mo, -264% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 201 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 10 Nov 2026
Risk & liquidity12.8/15
149 sales/12mo in area; valuation range width 20%
- 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

£1,087,500£1,667,500

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£1,450,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,650-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £525,050
Net cash flow: -£3,613/mo
Cash on cash: -8.3%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.38 - 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 100080483597Valuation edge · as of 10 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.7%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 1850/mo (range 1650-2100)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 1850/mo (range 1650-2100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 201 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£599,000

Rent Estimate (pcm)£1,850

Gross Yield1.53%

1y Growth-

3y Growth+0.7%

5y Growth+1.6%

10y Growth+1.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

6HP9 2JH

Approval Rate

-12mo

Development

low

PL/26/09000/SA
Certificate of lawfulness for proposed formation of a new private residential driveway using permeable shingle surface within the existing 25m2 front garden, together with the formation of a new 4.6m wide tarmac vehicular access cross over and dropped kerb
Pending
PL/26/09269/KA
Cypress (T1) - remove to approximately 80mm from ground level.
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

View Planning Timeline