13 Wheelers Park, High Wycombe, HP13 6GH

UPRN:200000793333Mid Terrace House2 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band EEPC: C (70)

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

13 Wheelers Park, High Wycombe, HP13 6GH

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£405,000

£385k - £425kHigh

Estimate

£405k

Range

£385k – £425k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

5.10%

Verdict

Derived from HomePortfolio scores

13 Wheelers Park earns an INVESTIGATE rating with HP Score 79/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (64/100). 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

79/ 100

Strong

Investment Score

70/ 100

High

Crime Score

14/ 100

Low

Walkability

64/ 100

Moderate

Transit & Bike

Transit 25Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 +1.2% (HIGH), sold-comps -3.9%, £/sqft -3.8%] → 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 (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 200000793333· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.6%· as of 20 Oct 2026
Rental economics0/40
gross yield 4.5% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1500/mo (tenanted)· as of 3 Nov 2026
Stress margin0/30
stressed cash flow -715/mo, -48% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 43 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 3 Nov 2026
Risk & liquidity14.7/15
383 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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,550-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: -£173/mo
Cash on cash: -1.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.26 - 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 200000793333Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.6%Valuation edge · as of 20 Oct 2026
listing_factscontractual rent 1500/mo (tenanted)Rental economics · as of 3 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligence

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: 1 price cut(s), 43 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£405,000

Rent Estimate (pcm)£1,700

Gross Yield5.10%

1y Growth+5.6%

3y Growth+1.7%

5y Growth+3.0%

10y Growth+2.8%

Last Sold Price£390,000 (2025-03-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HP13 6GH

Approval Rate

-12mo

Development

low

PL/26/08719/KA
Removal of large branches of 5x Beech overhanging the dwelling and driveway of No. 36 Lucas Road
Pending
PL/26/08169/KA
4 Conifers - remove, Hazel - remove horizontal overhanging branches by 4 metres, Silver Birch - reduce height by 7.5 metres, Silver Birch - remove, dead tree covered in ivy - remove, Conifer - remove
Pending
PL/26/08502/VRC
Variation of condition 2 (approved plans) attached to planning permission PL/25/5116/FA (Single storey rear extension, additional stepped access to rear, conversion of existing garage and addition of bay window to match existing to front elevation.) to allow for minor alterations to the approved development
Pending

View Planning Timeline

Ownership

Corporate Ownership62.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-03-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density6,634 /km²

Owner Occupied55%

Age Distribution

0-15 21%16-64 70%65+ 9%

View Area Profile

Schools Nearby

Hannah Ball Academy
0.2 mi
Inspected as Hannah Ball School (URN 110324) on 23 Nov 2021
Bowerdean Nursery School
0.3 mi
Outstanding
The Chalfonts Independent Grammar School
0.3 mi
Inspected by ISI
Aspire
0.4 mi
Outstanding

3 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

20 Wheelers Park
-
£335k
-
68 Wheelers Park
-
£335k
-
46 Wheelers Park
-
£415k
-
13 Wheelers Park
-
£390k
-

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