Flat 2, Birch House, Leigh Street, High Wycombe, HP11 2WR

UPRN:10094594422Flat/Maisonette0 bedsBuilt 2022

LeaseholdCouncil Tax: Band BEPC: D (63)

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

Flat 2, Birch House, Leigh Street, High Wycombe, HP11 2WR

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£164,000

£156k - £173kHigh

Estimate

£164k

Range

£156k – £173k

Rent Estimate (pcm)

£750

£700 - £800

Monthly

£750

Yield

5.45%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 64/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (83/100). 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 listingsMarket 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

64/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

70/ 100

Elevated

Walkability

83/ 100

High

Transit & Bike

Transit 49Bike 41

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge2.5/15
claims [AVM -0.6% (HIGH), sold-comps +15.4%, £/sqft +15.2%] → 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 (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10094594422· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 8%· as of 1 Nov 2026
Rental economics16.7/40
gross yield 7.1% on contractual rent (listing-disclosed tenancy); contractual 1100/mo far above the 750/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 1100/mo (tenanted)· as of 4 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -155/mo, -16% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 81 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 & liquidity14.6/15
158 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

£124,000£189,500

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£165,000

At the asking price

Monthly rent£750/mo

Evidenced range £700-£800

Interest rate5.4%

Loan to value75%

Cash required: £51,600
Net cash flow: -£38/mo
Cash on cash: -0.9%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - 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 10094594422Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 8%Valuation edge · as of 1 Nov 2026
listing_factscontractual rent 1100/mo (tenanted)Rental economics · as of 4 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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 reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
contractual rent 1100/mo (tenanted)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 81 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£164,000

Rent Estimate (pcm)£750

Gross Yield5.45%

1y Growth+56.4%

3y Growth+5.3%

5y Growth+0.0%

10y Growth+0.8%

Last Sold Price£188,336 (2022-11-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0HP11 2WR

Approval Rate

-12mo

Development

low

PL/26/08281/FA
Change of use to a 9-bedroom HMO (Sui Generis) (retrospective).
Pending
PL/26/08670/FA
Householder application for the construction of a first floor rear extension with changes to fenestration.
Pending
PL/26/08168/CONDA
Application for approval of details subject to condition 4 (construction traffic management plan) of planning approval 23/06068/FUL.
Pending

View Planning Timeline

Ownership

Corporate Ownership48.1%
Overseas OwnershipNo
Lease Term Remaining243 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-11-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density7,156 /km²

Owner Occupied40%

Age Distribution

0-15 19%16-64 74%65+ 7%

View Area Profile

Schools Nearby

Oakridge School
0.2 mi
Good
Unity College
0.3 mi
Inspected by ISI
High Wycombe Church of England Combined School
0.5 mi
Good
The Disraeli School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Birch House Leigh Street
-
£188k
-
Birch House Leigh Street
-
£260k
-
Birch House Leigh Street
-
£88k
-
Birch House Leigh Street
-
£199k
-

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