Flat 3, 99 Chapel Lane, High Wycombe, HP12 4BS

UPRN:200000803531Converted Flat1 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band AEPC: D (64)

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

Flat 3, 99 Chapel Lane, High Wycombe, HP12 4BS

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

£152,000

£137k - £167kMedium

Estimate

£152k

Range

£137k – £167k

Rent Estimate (pcm)

£850

£800 - £900

Monthly

£850

Yield

8.50%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 73/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (54/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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

63/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

54/ 100

Moderate

Transit & Bike

Transit 19Bike 30

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 2 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: the estimate sits 21% above the ask; lead to verify: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +21.1% (MEDIUM), sold-comps -16.5%, £/sqft -16.6%] → 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 10 Oct 2026
- valuation_snapshotsestimate for 200000803531· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 14.3%· as of 4 Nov 2026
Rental economics27/40
gross yield 8.5%; range width penalty ×0.96; the estimate this rent rides on sits 21% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 850/mo (range 800-900)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -11/mo, -1% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 34 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 2 Nov 2026
Risk & liquidity12.9/15
142 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

£90,000£138,000

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£119,950

At the asking price

Monthly rent£850/mo

Evidenced range £800-£900

Interest rate5.4%

Loan to value75%

Cash required: £37,286
Net cash flow: £184/mo
Cash on cash: 5.9%
Score at this price: 40

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.10 - 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 200000803531Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 14.3%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 850/mo (range 800-900)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 needs verification before you rely on it
rent estimate 850/mo (range 800-900)
Rental economics needs verification before you rely on it
sale estimate 21% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£152,000

Rent Estimate (pcm)£850

Gross Yield8.50%

1y Growth+23.5%

3y Growth+3.3%

5y Growth+3.3%

10y Growth+3.1%

Last Sold Price£87,000 (2022-06-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0HP12 4BS

Approval Rate

-12mo

Development

low

PL/26/08073/FA
Roof alterations to form front and rear gables, side dormers, increase in eaves and ridge height to form habitable space in the loft area. Raising of existing timber boundary fence.
Pending
PL/26/08146/SA
Certificate of Lawfulness for proposed erection of a detached, single-storey garden outbuilding for purposes incidental to the enjoyment of the dwellinghouse.
Pending
PL/26/08147/SA
Certificate of Lawfulness for proposed single storey side/rear extension. Loft conversion including addition of dormer window on rear roof slope and rooflights to front/side roof slope.
Pending

View Planning Timeline

Ownership

Corporate Ownership55.3%
Overseas OwnershipNo
Lease Term Remaining120 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-06-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density3,289 /km²

Owner Occupied75%

Age Distribution

0-15 20%16-64 66%65+ 14%

View Area Profile

Schools Nearby

Millbrook Combined School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Progress Schools - Buckinghamshire
0.5 mi
Good
Castlefield School
0.7 mi
Good
Unity College
0.7 mi
Inspected by ISI

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

92 Chapel Lane
-
£393k
-
76 Chapel Lane
-
£272k
-
65 - 67 Chapel Lane
-
£335k
-
65 - 67 Chapel Lane
-
£380k
-

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