Grangewood, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF

UPRN:200000798985Detached House3 bedsBuilt 1976-1982

FreeholdCouncil Tax: -EPC: E (46)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Grangewood, Water End Road, Beacons Bottom, High Wycombe, HP14 3XF

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£641,000

£609k - £673kHigh

Estimate

£641k

Range

£609k – £673k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

3.69%

Verdict

Derived from HomePortfolio scores

Grangewood earns an INVESTIGATE rating with HP Score 67/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (20/100). 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

67/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

20/ 100

Low

Transit & Bike

Transit 5Bike 17

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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

Economics

What happens to your money

Your assumptions

Purchase price£650,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,750-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£809/mo
Cash on cash: -4.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.91 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£641,000

Rent Estimate (pcm)£2,000

Gross Yield3.69%

1y Growth+47.9%

3y Growth-1.7%

5y Growth+1.3%

10y Growth+2.0%

Last Sold Price£490,000 (2017-07-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1HP14 3XF

Approval Rate

-12mo

Development

low

PL/26/07937/FA
Householder application for the construction of a single storey side/rear extension and hip to gable roof and rear roof extensions with front and rear dormers and rooflights to create a first floor level
Pending
PL/26/04581/FA
Conversion of existing attached garage into habitable accommodation and fenestration alterations.
Pending
PL/26/03124/FA
Construction of a two storey side extension to the existing dwelling to create an additional two bedroom dwelling together with the remodelling of a single storey rear extension to the existing dwelling and the provision of parking to the site frontage
Pending

View Planning Timeline

Ownership

Corporate Ownership73.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-07-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density131 /km²

Owner Occupied89%

Age Distribution

0-15 14%16-64 58%65+ 28%

View Area Profile

Schools Nearby

Radnage Church of England Primary School
0.8 mi
-
Stokenchurch Primary School
1.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Bledlow Ridge School
1.6 mi
Good
Cadmore End CofE School
1.7 mi
Good

3 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Woodpeckers Water End Road
-
£890k
-
Treetops Water End Road
-
£890k
-
Beech Croft Water End Road
-
£490k
-
Hillcot Water End Road
-
£425k
-

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