Wayside Cottage, Main Road, Lacey Green, Princes Risborough, HP27 0QN

UPRN:100081099783Detached House6 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band GEPC: C (77)

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

Wayside Cottage, Main Road, Lacey Green, Princes Risborough, HP27 0QN

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,011,000

£809k - £1.21MLow

Estimate

£1.01M

Range

£809k – £1.21M

Rent Estimate (pcm)

£3,200

£3k - £4k

Monthly

£3,200

Yield

3.49%

Verdict

Derived from HomePortfolio scores

Wayside Cottage earns an INVESTIGATE rating with HP Score 69/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (14/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

3/ 100

Low

Walkability

14/ 100

Low

Transit & Bike

Transit 10Bike 16

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 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 [sold-comps +8.7%, £/sqft +8.7%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.3%· as of 29 Oct 2026
Rental economics0/40
gross yield 3.5%; range width penalty ×0.67
- valuation_snapshotsrent estimate 3200/mo (range 2800-3650)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,419/mo, -76% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 35 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 4 Nov 2026
Risk & liquidity9.2/15
164 sales/12mo in area; valuation range width 40%
- 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

£825,000£1,265,000

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£1,100,000

At the asking price

Monthly rent£3,200/mo

Evidenced range £2,800-£3,650

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: -£1,497/mo
Cash on cash: -4.7%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.86 - 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

property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.3%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 3200/mo (range 2800-3650)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 3200/mo (range 2800-3650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 35 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. 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£1,011,000

Rent Estimate (pcm)£3,200

Gross Yield3.49%

1y Growth-

3y Growth+1.7%

5y Growth+0.2%

10y Growth+1.8%

Last Sold Price£700,000 (2013-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0HP27 0QN

Approval Rate

-12mo

Development

low

PL/26/09070/TP
Reduce lateral branches by approx 3m to clear from the garage and garden to 1 x Ash (T1).
Pending
PL/26/09071/KA
Prune back lateral branches by 2m to clear from the garage to 2 x Beech trees (T2 and T3) and prune back by 2m in height and width to clear from the property and let more light in to 1 x Silver Birch (T4).
Pending
PL/26/08124/CONDA
Application for approval of details subject to conditions 2 (access), 4 (surface water drainage scheme), 5 (whole life maintenance plan), 7 (materials) of planning approval PL/26/00623/FA.
Pending

View Planning Timeline

Ownership

Corporate Ownership73.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-09-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density387 /km²

Owner Occupied88%

Age Distribution

0-15 16%16-64 60%65+ 24%

View Area Profile

Schools Nearby

St John's Church of England Primary School, Lacey Green
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Speen CofE VA School
1.3 mi
-
Naphill and Walters Ash School
1.7 mi
Good
Princes Risborough School
1.7 mi
Good

8 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Foxgloves Main Road
-
£893k
-
Plum Tree Cottage Main Road
-
£340k
-
Margene Main Road
-
£583k
-
Plum Tree Cottages Main Road
-
£290k
-

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