2 Nursery Cottages, Harvest Hill, Wooburn Green, High Wycombe, HP10 0JH

UPRN:200000804576Semi-Detached House3 bedsBuilt before 1900

FreeholdCouncil Tax: Band EEPC: D (68)

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

2 Nursery Cottages, Harvest Hill, Wooburn Green, High Wycombe, HP10 0JH

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,128,000

£1.01M - £1.24MMedium

Estimate

£1.13M

Range

£1.01M – £1.24M

Rent Estimate (pcm)

£3,900

£3k - £4k

Monthly

£3,900

Yield

5.85%

Verdict

Derived from HomePortfolio scores

2 Nursery Cottages earns an INVESTIGATE rating with HP Score 69/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (16/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

16/ 100

Low

Transit & Bike

Transit 35Bike 20

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 29% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +29.1% (MEDIUM), sold-comps -3.8%, £/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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 200000804576· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 21.9%· as of 1 Nov 2026
Rental economics4.8/40
gross yield 5.9%; range width penalty ×0.71; the estimate this rent rides on sits 29% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3900/mo (range 3400-4350)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 29% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -638/mo, -16% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 52 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 & liquidity12.8/15
200 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

£600,000£920,000

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£799,950

At the asking price

Monthly rent£3,900/mo

Evidenced range £3,400-£4,350

Interest rate5.4%

Loan to value75%

Cash required: £271,283
Net cash flow: £0/mo
Cash on cash: 0.0%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.44 - 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 200000804576Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 21.9%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3900/mo (range 3400-4350)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 29% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 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 3900/mo (range 3400-4350)
Rental economics needs verification before you rely on it
sale estimate 29% 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£1,128,000

Rent Estimate (pcm)£3,900

Gross Yield5.85%

1y Growth-

3y Growth+3.1%

5y Growth+1.9%

10y Growth+3.6%

Last Sold Price£205,000 (1996-12-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0HP10 0JH

Approval Rate

-12mo

Development

low

PL/26/08375/KA
T1-Cypress-Section fell as low to the ground as possible and remove all arisings. This is due to crown dieback and included unions at the base of the tree. Client will replant with a more suitable tree. T2-Cypress-Section fell as low to the ground as possible and remove all arisings. This is due to included unions at the base of the tree. T3-Cotoneaster-To reduce laterals by no more than 2m and the height by no more than 2m. This is due to some overextended branches. T4-Hawthorn-To reduce the height and lateral spread back to the historic hedge height and width. This will remove no more than 1.5m of growth
Pending
PL/26/08208/FA
Householder application for the construction of a two storey garage extension
Pending
PL/26/08009/TP
T52 29/2008 Bay tree. Situated in the garden of Goring House - prune back the branches overhanging their fence by 1 metre. T46 Norway Spruce and T45 Holly - Crown clean - remove major dead wood and crown thin by 5% to remove crossing branches to negate future issues. Sever and strip ivy to 1.5m. T49 and T48 Lawsons Cypress - 5% Crown thin. Works undertaken to allow more light through to the garden, improve the aesthetics of the trees and alleviate risk of dead branches falling on the garden.
Pending

View Planning Timeline