Willow Tree House, Moreton, Thame, OX9 2HR

UPRN:10090811751Detached HouseBeds -Built -

FreeholdCouncil Tax: Band GEPC: B (85)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 2mo ago

Willow Tree House, Moreton, Thame, OX9 2HR

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,563,000

£1.41M - £1.72MMedium

Estimate

£1.56M

Range

£1.41M – £1.72M

Rent Estimate (pcm)

£5,600

£5k - £6k

Monthly

£5,600

Yield

4.21%

Verdict

Derived from HomePortfolio scores

Willow Tree House earns an INVESTIGATE rating with HP Score 60/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (9/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

28/ 100

Moderate

Walkability

9/ 100

Low

Transit & Bike

Transit 2Bike 25

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM -2.0% (MEDIUM), sold-comps -57.3%, £/sqft -57.2%] → 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 10090811751· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.7%· as of 12 Oct 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.75
- valuation_snapshotsrent estimate 5600/mo (range 4950-6200)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,743/mo, -49% 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), 52 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 & liquidity12.8/15
182 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

£1,196,000£1,834,000

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£1,595,000

At the asking price

Monthly rent£5,600/mo

Evidenced range £4,950-£6,200

Interest rate5.4%

Loan to value75%

Cash required: £584,950
Net cash flow: -£1,506/mo
Cash on cash: -3.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - 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 10090811751Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 16.7%Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 5600/mo (range 4950-6200)Rental economics · as of 13 Oct 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

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 5600/mo (range 4950-6200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 52 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. 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£1,563,000

Rent Estimate (pcm)£5,600

Gross Yield4.21%

1y Growth-

3y Growth+2.5%

5y Growth+0.3%

10y Growth+1.8%

Last Sold Price£1,200,000 (2019-01-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0OX9 2HR

Approval Rate

-12mo

Development

low

P26/S4409/HH
Single storey building with indoor swimming pool for private purposes ancillary to the existing dwelling
Pending
P26/S2993/DIS
Discharge condition 19 (drainage) of planning permission P24/S1238/RM (Reserved matters following outline planning permission P23/S2337/O for demolition of the existing conservatory and outbuildings and the erection of a detached two- storey dwelling together with access, parking and amenity space).
Approved
P26/S2165/DIS
Discharge of condition(s) 4 (Materials details) on planning application P25/S0708/LB. Removal of existing conservatory and colonnade. Replace with open fronted colonnade. New first floor room above existing extension with glazed room to rear and additional dormers
Approved

View Planning Timeline

Ownership

Corporate Ownership58%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-01-11
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£43,026

Population Density336 /km²

Owner Occupied75%

Age Distribution

0-15 22%16-64 56%65+ 22%

View Area Profile

Schools Nearby

Lord Williams's School
0.9 mi
Good
St Joseph's Catholic Primary School, Thame
1.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
John Hampden Primary School
1.3 mi
Good
Barley Hill Primary School
1.5 mi
-

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

View All Schools

Comparables

View All

Half Acre
-
£700k
-
The Barn House
-
£1.20M
-
Hampden House
-
£52k
-
Four Seasons
-
£680k
-

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