Flat 11, Optimal House, 49 Station Road, Gerrards Cross, SL9 8FY

UPRN:10090192652Flat/Maisonette1 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: B (84)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 11, Optimal House, 49 Station Road, Gerrards Cross, SL9 8FY

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

£488,000

£439k - £536kMedium

Estimate

£488k

Range

£439k – £536k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

4.27%

Verdict

Derived from HomePortfolio scores

Flat 11 earns an INVESTIGATE rating with HP Score 75/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (76/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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

75/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

40/ 100

Elevated

Walkability

76/ 100

High

Transit & Bike

Transit 10Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 10 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 +7.8% (MEDIUM), sold-comps +7.0%, £/sqft +7.0%] → 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10090192652· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.4%· as of 7 Nov 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.76
- valuation_snapshotsrent estimate 1600/mo (range 1400-1750)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,134/mo, -71% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 134 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 10 Nov 2026
Risk & liquidity12.9/15
190 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

£337,500£517,500

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£450,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,400-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£411/mo
Cash on cash: -3.3%
Score at this price: 15

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 10090192652Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.4%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 1600/mo (range 1400-1750)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 1600/mo (range 1400-1750)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 134 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£488,000

Rent Estimate (pcm)£1,600

Gross Yield4.27%

1y Growth-

3y Growth-2.7%

5y Growth-0.8%

10y Growth+0.1%

Last Sold Price£495,000 (2019-07-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SL9 8FY

Approval Rate

-12mo

Development

low

PL/26/08576/TP
T1-Tulip Tree- fell to ground level - The tree shows clear signs of basal decay with suspected honey fungus (Armillaria), substantial loss of bark cover, and evidence of insect colonisation of decayed wood at the base.
Pending
PL/26/08727/PAPCR
Prior Notification under Class MA of Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 for part change of use of the existing class E premises to provide one self-contained two-bedroom, three-person dwelling arranged over three floors.
Pending
PL/26/08564/PAPCR
Prior Notification under Class MA of Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 for change of use of rear ground floor restaurant to provide a self-contained residential dwelling
Pending

View Planning Timeline

Ownership

Corporate Ownership58.8%
Overseas OwnershipNo
Lease Term Remaining115 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-07-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density-

Owner Occupied61%

Age Distribution

0-15 15%16-64 56%65+ 29%

View Area Profile

Schools Nearby

St Mary's School
0.4 mi
Inspected by ISI
The Gerrards Cross CofE School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Thorpe House School
0.6 mi
Inspected by ISI
Gayhurst School
0.8 mi
Inspected by ISI

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Optimal House, 49 Station Road
-
£555k
-
Optimal House, 49 Station Road
-
£500k
-
Optimal House, 49 Station Road
-
£600k
-
Optimal House, 49 Station Road
-
£420k
-

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