22 The Spinney, Beaconsfield, HP9 1SB

UPRN:100080484358Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band GEPC: E (51)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,145,000

£1.09M - £1.20MHigh

Estimate

£1.15M

Range

£1.09M – £1.20M

Rent Estimate (pcm)

£4,100

£4k - £5k

Monthly

£4,100

Yield

6.56%

Verdict

Derived from HomePortfolio scores

22 The Spinney earns an INVESTIGATE rating with HP Score 66/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (41/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

41/ 100

Mixed

Transit & Bike

Transit 10Bike 24

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a other but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£750,000

At the asking price

Monthly rent£4,100/mo

Evidenced range £3,650-£4,600

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: £307/mo
Cash on cash: 1.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.62 - clears 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£1,145,000

Rent Estimate (pcm)£4,100

Gross Yield6.56%

1y Growth-

3y Growth+0.7%

5y Growth+1.6%

10y Growth+1.2%

Last Sold Price£500,000 (2006-08-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0HP9 1SB

Approval Rate

-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