Iceni, Lower Icknield Way, Longwick, Princes Risborough, HP27 9RZ

UPRN:200000791826-Beds -Built 1950-1966

Tenure: -Council Tax: Band EEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Iceni, Lower Icknield Way, Longwick, Princes Risborough, HP27 9RZ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£645,000

£581k - £710kMedium

Estimate

£645k

Range

£581k – £710k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Iceni earns an INVESTIGATE rating with HP Score 64/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (16/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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

55/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

16/ 100

Low

Transit & Bike

Transit 8Bike 19

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge-0.6/15
claims [AVM -27.9% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 200000791826· as of 10 Oct 2026
Risk & liquidity12.8/15
164 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 200000791826Valuation edge · as of 10 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Fill the rental economics gap before relying on the score.
no rent estimate available
2. Fill the stress margin gap before relying on the score.
no rent to stress
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£645,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+1.7%

5y Growth+0.2%

10y Growth+1.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0HP27 9RZ

Approval Rate

-12mo

Development

low

PL/26/08359/FA
Householder application for a part-ground, part first floor extension.
Pending
PL/26/08164/SA
Certificate of Lawfulness for proposed conversion of a garage to a habitable space.
Pending
PL/26/06698/AGN
Notification of agricultural or forestry development under Schedule 2, Part 6 of the Town and Country Planning (General Permitted Development) (England) Order 2015 for erection of a steel portal frame agricultural building to be used for storage of machinery, straw and fodder
Approved

View Planning Timeline

Ownership

Corporate Ownership73.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density124 /km²

Owner Occupied76%

Age Distribution

0-15 19%16-64 59%65+ 22%

View Area Profile

Schools Nearby

Longwick Church of England Combined School
0.4 mi
GoodConcerns
Princes Risborough Primary School
1.1 mi
Good
Red Kite School
1.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Princes Risborough School
1.5 mi
Good

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

View All Schools

Comparables

View All

Wellington House Lower Icknield Way
-
£120k
-
Wellington Cottages Lower Icknield Way
-
£425k
-
Wellington Cottages Lower Icknield Way
-
£425k
-
Wellington House Lower Icknield Way
-
£220k
-

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