6 The Leys, Halton Village, Aylesbury, HP22 5GH

UPRN:766047601Semi-Detached House4 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band GEPC: C (71)

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

6 The Leys, Halton Village, Aylesbury, HP22 5GH

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£834,000

£751k - £917kMedium

Estimate

£834k

Range

£751k – £917k

Rent Estimate (pcm)

£2,850

£3k - £3k

Monthly

£2,850

Yield

4.56%

Verdict

Derived from HomePortfolio scores

6 The Leys earns an INVESTIGATE rating with HP Score 69/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (15/100). 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

63/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

15/ 100

Low

Transit & Bike

Transit 7Bike 21

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 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 +10.1% (MEDIUM), sold-comps -103.8%, £/sqft -103.7%] → 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 766047601· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.5%· as of 12 Oct 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.71
- valuation_snapshotsrent estimate 2850/mo (range 2500-3200)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,199/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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 28 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
364 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

£562,500£862,500

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£750,000

At the asking price

Monthly rent£2,850/mo

Evidenced range £2,500-£3,200

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: -£558/mo
Cash on cash: -2.6%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - 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 766047601Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.5%Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2850/mo (range 2500-3200)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 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 2850/mo (range 2500-3200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 28 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. 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£834,000

Rent Estimate (pcm)£2,850

Gross Yield4.56%

1y Growth-

3y Growth+0.1%

5y Growth+2.0%

10y Growth+2.0%

Last Sold Price£480,000 (2011-07-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0HP22 5GH

Approval Rate

-12mo

Development

low

PL/26/08213/TP
Crown reduction in height by approximately 4m and in spread by 2-3m back close to former pruning points on south-west stem of 1 (Ash) and reduction of two downward curved lateral branches over garden by approximately 3-4m in length back to last growth points (closest to stem) and shorten decaying stub on top of stem by up to 3m (depending on extent of decay) of north-east stem of 1 (Ash); removal of 3 (Sycamore); reduction of long lateral branch in upper crown over road back to growth point approximately 3m from branch end and removal of greater than 15mm deadwood of 4 (Sycamore).
Pending
PL/26/08501/FA
Householder application for demolition of existing outbuilding, external WC, rear chimney and rear flat roof bay window structure, construction of replacement of front storm porch, part single, part two storey rear extension and installation of rooflights
Pending
PL/26/08450/PNE
Notification under The Town and Country Planning (General Permitted Development) Order 2015, Part 1 of Schedule 2 Class A for: single storey rear extension (depth extending from the original rear wall of 8 metres, maximum height 4 metres, eaves height 2.5 metres).
Pending

View Planning Timeline