6B Crabtree Road, Haddenham, Aylesbury, HP17 8AT

UPRN:766036053Semi-Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band FEPC: D (59)

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

6B Crabtree Road, Haddenham, Aylesbury, HP17 8AT

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£745,000

£708k - £782kHigh

Estimate

£745k

Range

£708k – £782k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

4.25%

Verdict

Derived from HomePortfolio scores

6B Crabtree Road earns an INVESTIGATE rating with HP Score 75/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (53/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

53/ 100

Moderate

Transit & Bike

Transit 14Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM -0.5% (HIGH)] → 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 (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 766036053· as of 12 Oct 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.82
- valuation_snapshotsrent estimate 2650/mo (range 2400-2900)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,342/mo, -51% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 94 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 4 Nov 2026
Risk & liquidity14.7/15
134 sales/12mo in area; valuation range width 10%
- 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

£562,000£861,500

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£749,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,400-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £253,450
Net cash flow: -£693/mo
Cash on cash: -3.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.05 - 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_snapshotsestimate for 766036053Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2650/mo (range 2400-2900)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2650/mo (range 2400-2900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 94 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. 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£745,000

Rent Estimate (pcm)£2,650

Gross Yield4.25%

1y Growth+139.2%

3y Growth+0.8%

5y Growth+2.5%

10y Growth+2.4%

Last Sold Price£143,000 (1995-09-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2HP17 8AT

Approval Rate

-12mo

Development

low

PL/26/08942/KA
Crown reduction by approx 2m by 2m to 1 x Cherry tree as the tree's spread means it is growing close to building and telephone wires
Pending
PL/26/08834/KA
T1 Weeping Birch - Reduce the spread of the tree by up to 1 metre, approximately back to the previous pruning points
Pending
PL/26/08703/KA
Mahonia - crown reduction (height 0.75m, width 0.3m), Conifer - crown reduction (height 1.2m, width 0.6m), Acer - crown reduction (height 1.2m, width 0.75m), Bay - crown reduction (height 1.35m, width 1m), Variegated laurel (1) - crown reduction (height 0.6m, width 0.5m), Variegated laurel (2) - crown reduction (height 0.5m, width 0.6m), Portuguese laurel - crown reduction (height 0.75m, width 1m), Wisteria - crown reduction (height 1.5m, width 4m)
Pending

View Planning Timeline

Ownership

Corporate Ownership70%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1995-09-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density1,013 /km²

Owner Occupied79%

Age Distribution

0-15 22%16-64 54%65+ 24%

View Area Profile

Schools Nearby

Haddenham Community Junior School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Haddenham Community Infant School
0.3 mi
Good
Haddenham St Mary's Church of England School
0.3 mi
Report card2025
Ofsted no longer awards a single overall grade.
Cuddington and Dinton CofE School
1.6 mi
Good

4 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 Crabtree Road
-
£1.05M
-
3 Crabtree Road
-
£439k
-
6A Crabtree Road
-
£622k
-
26 Crabtree Road
-
£385k
-

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