52 Hilda Wharf, Aylesbury, HP20 1RJ

UPRN:766258111Purpose Built Flat2 bedsBuilt 1991-1995

LeaseholdCouncil Tax: Band CEPC: C (69)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£188,000

£179k - £198kHigh

Estimate

£188k

Range

£179k – £198k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

8.23%

Verdict

Derived from HomePortfolio scores

52 Hilda Wharf earns an INVESTIGATE rating with HP Score 70/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (89/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

69/ 100

Elevated

Walkability

89/ 100

Excellent

Transit & Bike

Transit 26Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 2 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +6.9% (HIGH), sold-comps +11.2%, £/sqft +11.0%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 766258111· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 9.6%· as of 3 Nov 2026
Rental economics25.8/40
gross yield 8.2%; range width penalty ×1.00
- valuation_snapshotsrent estimate 1200/mo (range 1150-1250)· as of 12 Oct 2026· verify before relying on this
Stress margin1.1/30
stressed cash flow +14/mo, +1% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 50 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 & liquidity14.6/15
135 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 sensitivityScores 70+ up to £140,000

£131,000£201,000

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£175,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,150-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £54,800
Net cash flow: £240/mo
Cash on cash: 5.3%
Score at this price: 44

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.03 - clears 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 766258111Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 9.6%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 1200/mo (range 1150-1250)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 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 1200/mo (range 1150-1250)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Set your walk-away price before viewing - above £140,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£188,000

Rent Estimate (pcm)£1,200

Gross Yield8.23%

1y Growth+2.7%

3y Growth+2.7%

5y Growth+2.8%

10y Growth+2.4%

Last Sold Price£185,000 (2024-04-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HP20 1RJ

Approval Rate

-12mo

Development

low

PL/26/08851/P14JKO
Prior notification application (Part 14, Class J) to install a 220kw solar photovoltaic roof mounted system
Pending
PL/26/08113/TP
T1 - Group of holm oak to be cut back from the building by 1.5 metres. Reason - prune the tree back to the previous points to prevent the trees from growing up against the building and causing damage / damp to the building.
Pending
PL/26/07591/EU
Certificate of lawfulness for existing use of the flat roof above the kitchen as a roof terrace serving Room 5.
Pending

View Planning Timeline

Ownership

Corporate Ownership47.2%
Overseas OwnershipNo
Lease Term Remaining93 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2024-04-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density-

Owner Occupied55%

Age Distribution

0-15 18%16-64 74%65+ 8%

View Area Profile

Schools Nearby

Stocklake Park Community School
0.2 mi
GoodConcerns
Aylesbury Grammar School
0.3 mi
Outstanding
Aylesbury High School
0.4 mi
Outstanding
Elmhurst School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

5 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

29 Hilda Wharf
-
£167k
-
32 Hilda Wharf
-
£188k
-
12 Hilda Wharf
-
£193k
-
49 Hilda Wharf
-
£150k
-

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