15 Black Butt Cottages, Cookham, Maidenhead, SL6 9RE

UPRN:100081050754Mid Terrace HouseBeds -Built 1930-1949

Tenure: -Council Tax: -EPC: D (61)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

15 Black Butt Cottages, Cookham, Maidenhead, SL6 9RE

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£596,000

£536k - £655kMedium

Estimate

£596k

Range

£536k – £655k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

5.74%

Verdict

Derived from HomePortfolio scores

15 Black Butt Cottages earns an INVESTIGATE rating with HP Score 78/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (50/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

70/ 100

High

Crime Score

10/ 100

Low

Walkability

50/ 100

Moderate

Transit & Bike

Transit 3Bike 38

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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: the estimate sits 23% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +22.8% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100081050754· as of 13 Oct 2026
Rental economics4.7/40
gross yield 5.7%; range width penalty ×0.79; the estimate this rent rides on sits 23% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2200/mo (range 2000-2450)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 23% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -454/mo, -21% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 92 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 5 Nov 2026
Risk & liquidity12.8/15
775 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

£345,000£529,000

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£460,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £2,000-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £152,300
Net cash flow: -£29/mo
Cash on cash: -0.2%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.42 - 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 100081050754Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2200/mo (range 2000-2450)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 23% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 2200/mo (range 2000-2450)
Rental economics needs verification before you rely on it
sale estimate 23% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£596,000

Rent Estimate (pcm)£2,200

Gross Yield5.74%

1y Growth-

3y Growth+4.0%

5y Growth+1.0%

10y Growth+1.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SL6 9RE

Approval Rate

-12mo

Development

low

26/02663/TCA
Works as per Tree Management report.
Pending
26/02665/CONDIT
Details required by Condition 3 (Refuse And Recycling Facilities) and 4 (Cycle Storage Facilities) of planning permission 23/02209/FULL for the change of use of the existing detached outbuilding to an independent residential dwelling (C3 use) with a single storey side extension and post rail fencing. (Part Retrospective).
Pending
26/02664/TCA
(T2) and (T3) Hybrid Poplars - remove; (T4) Elm - remove; (T5) and (T6) Hybrid Poplars - remove; (T7) Cherry - remove and (T8) Cherry - prune building side only. Lateral branches by up to 1.5m to provide a clearance of up to 2.0m from built structure. Blend into the unpruned top & side profiles.
Pending

View Planning Timeline

Ownership

Corporate Ownership54.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
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£37,653

Population Density391 /km²

Owner Occupied81%

Age Distribution

0-15 17%16-64 58%65+ 25%

View Area Profile

Schools Nearby

Holy Trinity CofE Primary School, Cookham
0.0 mi
GoodConcerns
Cookham Nursery School
0.5 mi
Outstanding
Cookham Rise Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Westfield School
1.5 mi
Good

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

16 Black Butt Cottages Sutton Road
-
£600k
-
3 Black Butt Cottages Sutton Road
-
£555k
-
8 Black Butt Cottages Sutton Road
-
£535k
-
16 Black Butt Cottages Sutton Road
-
£560k
-

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