29 Boyn Hill Avenue, Maidenhead, SL6 4EY

UPRN:10012330745Mid Terrace House4 bedsBuilt 2012 onwards

FreeholdCouncil Tax: Band EEPC: C (80)

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

29 Boyn Hill Avenue, Maidenhead, SL6 4EY

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£714,000

£678k - £749kHigh

Estimate

£714k

Range

£678k – £749k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

4.58%

Verdict

Derived from HomePortfolio scores

29 Boyn Hill Avenue earns an INVESTIGATE rating with HP Score 79/100. Investment score 76/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (81/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

76/ 100

High

Crime Score

32/ 100

Moderate

Walkability

81/ 100

High

Transit & Bike

Transit 22Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 23 Oct 2026

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

Valuation edge0.3/15
claims [AVM +2.7% (HIGH), sold-comps +0.4%, £/sqft +0.4%] → measured edge +0.07pp 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 9 Oct 2026
- valuation_snapshotsestimate for 10012330745· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 19.3%· as of 20 Oct 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.82
- valuation_snapshotsrent estimate 2650/mo (range 2400-2900)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,114/mo, -42% 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 23 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 302 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 23 Oct 2026
Risk & liquidity14.7/15
761 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

£521,000£799,000

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£695,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,400-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £234,550
Net cash flow: -£511/mo
Cash on cash: -2.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - 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 10012330745Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 19.3%Valuation edge · as of 20 Oct 2026
valuation_snapshotsrent estimate 2650/mo (range 2400-2900)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 23 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 23 Oct 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 2650/mo (range 2400-2900)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 302 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£714,000

Rent Estimate (pcm)£2,650

Gross Yield4.58%

1y Growth-

3y Growth+3.9%

5y Growth+1.3%

10y Growth+1.9%

Last Sold Price£550,000 (2013-12-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SL6 4EY

Approval Rate

-12mo

Development

low

26/02538/VAR
Variation (under Section 73) of Condition 2 (Approved Plans) to substitute those plans approved under 24/00221/FULL (Allowed On Appeal) for a full application for the proposed construction of a residential care home (Use Class C2) comprising access, parking, landscaping and associated works, following demolition of existing buildings on the site with amended plans.
Pending
26/02533/CPD
Certificate of lawfulness to determine whether the proposed single storey side extension is lawful.
Pending
26/02496/CONDIT
Details required by Condition 5 (Hard and Soft landscape works) and 6 (External Materials) of planning permission 24/00630/FULL (Allowed on Appeal) for the Construction of 4no. semi detached dwellings with associated parking and landscaping.
Pending

View Planning Timeline

Ownership

Corporate Ownership54.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-12-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,653

Population Density5,048 /km²

Owner Occupied46%

Age Distribution

0-15 18%16-64 69%65+ 13%

View Area Profile

Schools Nearby

Boyne Hill CofE Infant and Nursery School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
All Saints Church of England Junior School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Claires Court Schools
0.4 mi
Inspected by ISI
Desborough College
0.5 mi
Good

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Boyn Hill Court, 19 Boyn Hill Avenue
-
£420k
-
Boyn Hill Court, 19 Boyn Hill Avenue
-
£375k
-
17 Boyn Hill Avenue
-
£220k
-
15 Boyn Hill Avenue
-
£1.28M
-

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