38 Booker Place, High Wycombe, HP12 4QX

UPRN:200000800714Semi-Detached House3 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band DEPC: C (76)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£490,000

£466k - £515kHigh

Estimate

£490k

Range

£466k – £515k

Rent Estimate (pcm)

£2,250

£2k - £2k

Monthly

£2,250

Yield

6.43%

Verdict

Derived from HomePortfolio scores

38 Booker Place earns an INVESTIGATE rating with HP Score 64/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (36/100). 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

64/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

37/ 100

Elevated

Walkability

36/ 100

Mixed

Transit & Bike

Transit 11Bike 23

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£420,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £2,100-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £138,300
Net cash flow: £140/mo
Cash on cash: 1.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.59 - clears 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£490,000

Rent Estimate (pcm)£2,250

Gross Yield6.43%

1y Growth+0.0%

3y Growth+3.3%

5y Growth+3.3%

10y Growth+3.1%

Last Sold Price£335,000 (2018-08-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2HP12 4QX

Approval Rate

-12mo

Development

low

PL/26/08516/TP
T1 - Lime (Tillia cordata) - Re-pollard back to previous pruning points by removing approximately 5m from height and 4m lateral growth including removal of all epicormic, basal growth and all major deadwood as part of continued maintenance to manage the size of the tree.
Pending
PL/26/08475/CONDA
Approval of details reserved by conditions 6 (Ground and floor levels) 13 (Demolition and construction environmental effects) 22 (Construction traffic management plan) 27 (Construction environmental management plan) of planning approval PL/25/6279/FA
Pending
PL/26/07988/FA
Demolition of existing bungalow, rear patio and retaining walls and the erection of a new 4 bedroom chalet bungalow (retrospective).
Pending

View Planning Timeline

Ownership

Corporate Ownership55.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-08-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density4,592 /km²

Owner Occupied54%

Age Distribution

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

View Area Profile

Schools Nearby

Cressex Community School
0.5 mi
Good
Booker Hill Primary School & Nursery
0.8 mi
Good
Chepping View Primary Academy
0.9 mi
Outstanding
Kite Ridge School
1.0 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

21 Booker Place
-
£515k
-
29 Booker Place
-
£415k
-
35 Booker Place
-
£425k
-
31 Booker Place
-
£435k
-

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