Rectory Grange, Petsoe End, Emberton, Olney, MK46 5JL

UPRN:25083518Detached House5 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band HEPC: D (66)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Rectory Grange, Petsoe End, Emberton, Olney, MK46 5JL

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

£2,063,000

£1.65M - £2.48MLow

Estimate

£2.06M

Range

£1.65M – £2.48M

Rent Estimate (pcm)

£7,400

£7k - £8k

Monthly

£7,400

Yield

4.44%

Verdict

Derived from HomePortfolio scores

Rectory Grange earns an INVESTIGATE rating with HP Score 59/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (4/100). 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 NationsMarket 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

59/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

4/ 100

Low

Transit & Bike

Transit 2Bike 22

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.4%; range width penalty ×0.78
- valuation_snapshotsrent estimate 7400/mo (range 6650-8200)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,128/mo, -42% 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 9 Nov 2026
Risk & liquidity9.2/15
126 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£2,000,000

At the asking price

Monthly rent£7,400/mo

Evidenced range £6,650-£8,200

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: -£1,627/mo
Cash on cash: -2.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.10 - below 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_snapshotsrent estimate 7400/mo (range 6650-8200)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 7400/mo (range 6650-8200)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£2,063,000

Rent Estimate (pcm)£7,400

Gross Yield4.44%

1y Growth-

3y Growth-3.8%

5y Growth+0.9%

10y Growth+2.1%

Last Sold Price£388,000 (1997-09-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

2MK46 5JL

Approval Rate

100%12mo

Development

low

PLN/2026/2008
Crown reduction by approx. 3m and the light reshaping (approx. 0.5m reduction of lower growth) of Prunus tree (T1)
Pending
PLN/2026/1591
The proposed erection of a residential annexe
Conditions
PLN/2026/1373
Listed building consent for the proposed widening of the existing opening between the Kitchen and Informal Dining spaces, including the partial demolition of an existing wall and bulkhead
Conditions

View Planning Timeline

Ownership

Corporate Ownership67.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1997-09-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,061

Population Density56 /km²

Owner Occupied73%

Age Distribution

0-15 14%16-64 56%65+ 30%

View Area Profile

Schools Nearby

Olney Infant Academy
1.4 mi
Outstanding
Olney Middle School
1.8 mi
Inspected as Olney Middle School (URN 110352) on 28 Nov 2012
Sherington Church of England School
1.9 mi
-
Newton Blossomville Church of England School
2.3 mi
Outstanding

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

View All Schools

Comparables

View All

Hill Farm Petsoe End
-
£1.29M
-
Clay Farm Petsoe End
-
£1.05M
-
Clay Farm Petsoe End
-
£920k
-
Springside Pasture Petsoe End
-
£765k
-

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