Acacia, 199 Stanley Hill, Amersham, HP7 9EU

UPRN:100080503585Semi-Detached House2 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band EEPC: D (63)

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

Acacia, 199 Stanley Hill, Amersham, HP7 9EU

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£568,000

£540k - £596kHigh

Estimate

£568k

Range

£540k – £596k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

4.25%

Verdict

Derived from HomePortfolio scores

Acacia earns an INVESTIGATE rating with HP Score 74/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (38/100). 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

74/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

5/ 100

Low

Walkability

38/ 100

Mixed

Transit & Bike

Transit 22Bike 33

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 3 Nov 2026

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

Valuation edge2.5/15
claims [AVM +3.2% (HIGH), sold-comps +10.3%, £/sqft +10.3%] → measured edge +0.50pp 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 100080503585· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 25%· as of 28 Oct 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.74
- valuation_snapshotsrent estimate 1950/mo (range 1700-2150)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,017/mo, -52% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 220 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 3 Nov 2026
Risk & liquidity14.7/15
86 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

£412,500£632,500

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£549,999

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,700-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: -£506/mo
Cash on cash: -3.3%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.05 - 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 100080503585Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 25%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 1950/mo (range 1700-2150)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 1950/mo (range 1700-2150)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 220 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£568,000

Rent Estimate (pcm)£1,950

Gross Yield4.25%

1y Growth-

3y Growth-0.2%

5y Growth+1.9%

10y Growth+2.6%

Last Sold Price£450,000 (2020-08-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0HP7 9EU

Approval Rate

-12mo

Development

low

PL/26/08802/KA
Cherry tree - Crown lift approximately 1.5 metres from ground level and crown reduction by approximately 2-3 metres all over to create a smaller balanced crown
Pending
PL/26/08591/FA
Householder application for the construction of a porch extension, first floor side extension & front gable extension with changes to fenestration
Pending
PL/26/08507/TP
G1 Hornbeam x3 - Crown Reduction - reduce the height and spread of the trees by up to 3 metres to bring tree back to a suitable formation and size.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2020-08-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density3,490 /km²

Owner Occupied87%

Age Distribution

0-15 18%16-64 58%65+ 24%

View Area Profile

Schools Nearby

St George's Church of England Infant School
0.2 mi
Good
Henry Allen Nursery School
0.3 mi
OutstandingConcerns
Woodside Junior School
0.3 mi
Good
Amersham School
0.3 mi
Report card2025
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Greenway, 209 Stanley Hill
-
£1.35M
-
213 Stanley Hill
-
£750k
-
199 Stanley Hill
-
£450k
-
211 Stanley Hill
-
£580k
-

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