Terriers Lodge, Amersham Road, High Wycombe, HP13 5AJ

UPRN:200000792975Detached House2 bedsBuilt before 1900

FreeholdCouncil Tax: Band EEPC: D (62)

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

Terriers Lodge, Amersham Road, High Wycombe, HP13 5AJ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£600,000

£540k - £660kMedium

Estimate

£600k

Range

£540k – £660k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

4.00%

Verdict

Derived from HomePortfolio scores

Terriers Lodge earns an INVESTIGATE rating with HP Score 73/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (48/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

48/ 100

Mixed

Transit & Bike

Transit 15Bike 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 +0.0% (MEDIUM)] → 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 9 Oct 2026
- valuation_snapshotsestimate for 200000792975· as of 9 Oct 2026
Rental economics0/40
gross yield 3.5% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1750/mo (tenanted)· as of 4 Nov 2026
Stress margin0/30
stressed cash flow -1,375/mo, -79% 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), 39 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
383 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

£450,000£690,000

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£600,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,750-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£640/mo
Cash on cash: -3.8%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.99 - 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 200000792975Valuation edge · as of 9 Oct 2026
listing_factscontractual rent 1750/mo (tenanted)Rental economics · as of 4 Nov 2026
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
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
Seller motivation could not be scored
context, not scored: 0 price cut(s), 39 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 →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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.
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£600,000

Rent Estimate (pcm)£2,000

Gross Yield4.00%

1y Growth-

3y Growth+1.7%

5y Growth+3.0%

10y Growth+2.8%

Last Sold Price£512,500 (2018-06-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2HP13 5AJ

Approval Rate

50%12mo

Development

low

PL/26/08772/NMA
Non-material amendment to permission for (Demolition of dwelling and detached garage and construction of detached dwelling) granted under planning reference PL/26/06331/FA to allow for alterations to proposed openings on rear elevation
Pending
PL/26/08710/PNE
Notification under The Town and Country Planning (General Permitted Development) Order 2015, Part 1 of Schedule 2 Class A for: single storey rear extension (depth extending from the original rear wall of 6.0 metres, maximum height 3.5 metres, eaves height 3.0 metres).
Pending
PL/26/08481/CONDA
Approval of details reserved by conditions 10 (Levels) 14 (Surface water drainage) 15 (Suds management plan) of planning approval 21/07002/FUL
Pending

View Planning Timeline

Ownership

Corporate Ownership62.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-06-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density-

Owner Occupied80%

Age Distribution

0-15 20%16-64 65%65+ 15%

View Area Profile

Schools Nearby

Highworth Combined School and Nursery
0.4 mi
GoodImproving
The Royal Grammar School, High Wycombe
0.5 mi
Good
Hazlemere Church of England Combined School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Sir William Ramsay School
0.9 mi
Inspected as Sir William Ramsay School (URN 137256) on 14 Jun 2022

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

View All Schools

Comparables

View All

Cedar House Amersham Road
-
£1.13M
-
Yeomans Gate Amersham Road
-
£1.02M
-
Terriers Lodge Amersham Road
-
£513k
-
Terriers Lodge Amersham Road
-
£256k
-

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