9 Hampdens Way, Pyrton, Watlington, OX49 5EE

UPRN:10095368624Flat/Maisonette1 bedsBuilt 2020

LeaseholdCouncil Tax: Band BEPC: B (84)

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

9 Hampdens Way, Pyrton, Watlington, OX49 5EE

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£240,000

£192k - £288kLow

Estimate

£240k

Range

£192k – £288k

Rent Estimate (pcm)

£200

£150 - £300

Monthly

£200

Yield

0.84%

Verdict

Derived from HomePortfolio scores

9 Hampdens Way earns an INVESTIGATE rating with HP Score 72/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (43/100). 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 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

15/ 100

Low

Walkability

43/ 100

Mixed

Transit & Bike

Transit 7Bike 25

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 [sold-comps +10.7%, £/sqft +10.6%] → 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 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 4 comps, dispersion 19.3%· as of 15 Nov 2026
Rental economics0/40
gross yield 0.8%; range width penalty ×0.40
- valuation_snapshotsrent estimate 200/mo (range 150-300)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,185/mo, -593% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 110 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 & liquidity9.2/15
32 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

£214,000£328,000

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£285,000

At the asking price

Monthly rent£200/mo

Evidenced range £150-£300

Interest rate5.4%

Loan to value75%

Cash required: £91,050
Net cash flow: -£823/mo
Cash on cash: -10.9%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.21 - 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): 4 comps, dispersion 19.3%Valuation edge · as of 15 Nov 2026
valuation_snapshotsrent estimate 200/mo (range 150-300)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 200/mo (range 150-300)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 110 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£240,000

Rent Estimate (pcm)£200

Gross Yield0.84%

1y Growth-22.6%

3y Growth+1.7%

5y Growth-0.6%

10y Growth+2.0%

Last Sold Price£310,000 (2024-02-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0OX49 5EE

Approval Rate

-12mo

Development

low

P26/S5178/TCA
T1 Yew: Crown reduce by 2m in height and lateral spread. Works are proposed due to dieback throughout the canopy. The reduction will remove affected branch sections, reduce the extent of dieback within the crown and encourage healthy regenerative growth, with the aim of improving the tree’s overall condition and long-term vitality.
Pending
P26/S5011/TCA
Walnut Tree- Remove as too big for location - and both neighbours are concerned of lack of light. Prunus Tree- Remove too big for location-cracking wall and both neighbours are concerned of lack of light
Pending
P26/S4868/TCA
Remove Holly Tree - too big for its location - to close to house
Approved

View Planning Timeline

Ownership

Corporate Ownership79.7%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2024-02-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,026

Population Density40 /km²

Owner Occupied66%

Age Distribution

0-15 17%16-64 62%65+ 21%

View Area Profile

Schools Nearby

Icknield Community College
0.3 mi
Inspected as Icknield Community College (URN 123244) on 19 Mar 2015
Watlington Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Lewknor Church of England Primary School
2.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Chalgrove Community Primary School
3.5 mi
Inspected as Chalgrove Community Primary School (URN 123029) on 26 Jun 2012

4 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

29 Hampdens Way
-
£568k
-
30 Hampdens Way
-
£535k
-
31 Hampdens Way
-
£595k
-
10 Hampdens Way
-
£560k
-

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