Gable Cottage, Ford Road, Dinton, Aylesbury, HP17 8UG

UPRN:766038325Detached House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: D (61)

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

Gable Cottage, Ford Road, Dinton, Aylesbury, HP17 8UG

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,020,000

£969k - £1.07MHigh

Estimate

£1.02M

Range

£969k – £1.07M

Rent Estimate (pcm)

£3,200

£3k - £4k

Monthly

£3,200

Yield

4.04%

Verdict

Derived from HomePortfolio scores

Gable Cottage earns an INVESTIGATE rating with HP Score 62/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (12/100). 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)Defra 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

62/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

12/ 100

Low

Transit & Bike

Transit 3Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 30 Oct 2026

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

Valuation edge2.5/15
claims [AVM +6.9% (HIGH), sold-comps +14.8%, £/sqft +14.8%] → measured edge +0.50pp 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 10 Oct 2026
- valuation_snapshotsestimate for 766038325· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.1%· as of 25 Oct 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.64
- valuation_snapshotsrent estimate 3200/mo (range 2750-3650)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,786/mo, -56% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 423 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 30 Oct 2026
Risk & liquidity14.6/15
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

£712,500£1,092,500

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£950,000

At the asking price

Monthly rent£3,200/mo

Evidenced range £2,750-£3,650

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: -£991/mo
Cash on cash: -3.7%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.00 - 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 766038325Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.1%Valuation edge · as of 25 Oct 2026
valuation_snapshotsrent estimate 3200/mo (range 2750-3650)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026

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 3200/mo (range 2750-3650)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 423 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,020,000

Rent Estimate (pcm)£3,200

Gross Yield4.04%

1y Growth-17.9%

3y Growth+0.8%

5y Growth+2.5%

10y Growth+2.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4HP17 8UG

Approval Rate

0%12mo

Development

low

PL/26/08092/CONDA
Application for approval of details subject to condition 4 (materials) of planning approval PL/25/3342/FA
Pending
PL/26/07590/HB
Listed building consent for removal and replacement of 2no. windows
Pending
PL/26/07376/FA
Householder application for a loft extension/conversion
Pending

View Planning Timeline

Ownership

Corporate Ownership70%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density51 /km²

Owner Occupied88%

Age Distribution

0-15 14%16-64 55%65+ 31%

View Area Profile

Schools Nearby

Stone Church of England Combined School
1.6 mi
-
Cuddington and Dinton CofE School
1.8 mi
Good
Haddenham Community Junior School
1.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Haddenham Community Infant School
1.9 mi
Good

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

View All Schools

Comparables

View All

Dormer House
-
£847k
-
Old Well Cottage
-
£600k
-
Chestnut Farm
-
£1.23M
-
Old Well Cottage
-
£236k
-

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