53 Stadium Approach, Aylesbury, HP21 9ER

UPRN:766336140Purpose Built Flat2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band CEPC: B (82)

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

53 Stadium Approach, Aylesbury, HP21 9ER

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

£209,000

£198k - £219kHigh

Estimate

£209k

Range

£198k – £219k

Rent Estimate (pcm)

£1,350

£1k - £1k

Monthly

£1,350

Yield

7.71%

Verdict

Derived from HomePortfolio scores

53 Stadium Approach earns an INVESTIGATE rating with HP Score 71/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (49/100). 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 NationsMarket 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

71/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

49/ 100

Mixed

Transit & Bike

Transit 26Bike 43

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing 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 -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 9 Oct 2026
- valuation_snapshotsestimate for 766336140· as of 9 Oct 2026
Rental economics21.2/40
gross yield 7.7%; range width penalty ×0.98
- valuation_snapshotsrent estimate 1350/mo (range 1250-1400)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -244/mo, -18% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 45 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
306 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

£157,500£241,500

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£210,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £66,000
Net cash flow: £226/mo
Cash on cash: 4.1%
Score at this price: 36

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.90 - 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 766336140Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1350/mo (range 1250-1400)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 1350/mo (range 1250-1400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 45 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£209,000

Rent Estimate (pcm)£1,350

Gross Yield7.71%

1y Growth-

3y Growth+1.1%

5y Growth+2.6%

10y Growth+3.0%

Last Sold Price£207,000 (2021-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HP21 9ER

Approval Rate

-12mo

Development

low

PL/26/08293/FA
Householder application for the demolition of the existing single-storey side extension and erection of a replacement single-storey side extension on the same footprint, with the same scale and height.
Pending
PL/26/07739/FA
Specialist neurological and spinal rehabilitation unit, including the change of use from sui generis hostel accommodation to Use Class C2 residential institution. Reconfiguration of internal layout and external works including new exterior windows and doors, louvres, bin store, external plant, parking provision and landscaping works.
Pending
PL/26/08132/SA
Certificate of Lawfulness for proposed extension to dropped kerb
Pending

View Planning Timeline

Ownership

Corporate Ownership64.9%
Overseas OwnershipNo
Lease Term Remaining112 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2021-09-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,937

Population Density-

Owner Occupied46%

Age Distribution

0-15 24%16-64 68%65+ 8%

View Area Profile

Schools Nearby

Stoke Mandeville Hospital Classes
0.0 mi
-
William Harding School
0.3 mi
Good
The Mandeville School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Booker Park Community School
0.5 mi
Good

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

View All Schools

Comparables

View All

35 Stadium Approach
-
£213k
-
45 Stadium Approach
-
£220k
-
37 Stadium Approach
-
£200k
-
59 Stadium Approach
-
£205k
-

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