25 Upper Icknield Way, Aston Clinton, Aylesbury, HP22 5NF

UPRN:766047718Bungalow Property3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: D (63)

Data freshness:Listing· freshPrice Paid· freshPlanning· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

25 Upper Icknield Way, Aston Clinton, Aylesbury, HP22 5NF

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£810,000

£770k - £851kHigh

Estimate

£810k

Range

£770k – £851k

Rent Estimate (pcm)

£2,450

£2k - £3k

Monthly

£2,450

Yield

3.59%

Verdict

Derived from HomePortfolio scores

25 Upper Icknield Way earns an INVESTIGATE rating with HP Score 61/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (10/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

10/ 100

Low

Transit & Bike

Transit 3Bike 14

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 -1.2% (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 9 Oct 2026
- valuation_snapshotsestimate for 766047718· as of 9 Oct 2026
Rental economics0/40
gross yield 3.6%; range width penalty ×0.67
- valuation_snapshotsrent estimate 2450/mo (range 2150-2800)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,789/mo, -73% 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), 176 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 & liquidity14.6/15
364 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

£615,000£943,000

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£820,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,150-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £278,300
Net cash flow: -£1,071/mo
Cash on cash: -4.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.89 - 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 766047718Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2450/mo (range 2150-2800)Rental economics · as of 9 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 2450/mo (range 2150-2800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 176 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£810,000

Rent Estimate (pcm)£2,450

Gross Yield3.59%

1y Growth-

3y Growth+0.1%

5y Growth+2.0%

10y Growth+2.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

3HP22 5NF

Approval Rate

-12mo

Development

low

PL/26/08224/CONDA
Application for approval of details subject to conditions 2 (external materials and finishes), 5 (cycle parking facilities), 13 (external lighting), 14 (archaeological work), 15 (refuse storage and collection) and 16 (site management plan) of planning approval 24/00492/APP.
Pending
PL/26/08003/CONDA
Application for approval of details subject to condition 10 (construction environmental management plan) of planning approval 24/00492/APP
Pending
PL/26/08002/NMA
Non material amendment to planning permission 24/00492/APP (Erection of accommodation, toilet and shower blocks, activity equipment, change of use of dining hall and nursery to provide additional accommodation, and ancillary works) to allow the re-use of existing cabins elsewhere on site and re-purpose them to provide toilet and shower facilities.
Pending

View Planning Timeline