45 The Exchange, Exchange Street, Aylesbury, HP20 1UR

UPRN:766350954Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: B (83)

Data freshness:Listing· freshPlanning· 6mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 4mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

45 The Exchange, Exchange Street, Aylesbury, HP20 1UR

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£248,000

£236k - £260kHigh

Estimate

£248k

Range

£236k – £260k

Rent Estimate (pcm)

£1,550

£2k - £2k

Monthly

£1,550

Yield

7.44%

Verdict

Derived from HomePortfolio scores

45 The Exchange earns an INVESTIGATE rating with HP Score 71/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (92/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

71/ 100

High

Crime Score

69/ 100

Elevated

Walkability

92/ 100

Excellent

Transit & Bike

Transit 40Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 13 Nov 2026

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

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 edge0/15
claims [AVM -0.8% (HIGH), sold-comps -1.6%, £/sqft -1.5%] → 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 Nov 2026
- valuation_snapshotsestimate for 766350954· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 8.2%· as of 8 Nov 2026
Rental economics21.4/40
gross yield 7.7% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1600/mo (tenanted)· as of 13 Nov 2026
Stress margin0/30
stressed cash flow -9/mo, -1% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 13 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 262 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 13 Nov 2026
Risk & liquidity14.7/15
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 £187,500

£187,500£287,500

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£250,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,500-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £78,800
Net cash flow: £229/mo
Cash on cash: 3.5%
Score at this price: 36

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.84 - 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 766350954Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 8.2%Valuation edge · as of 8 Nov 2026
listing_factscontractual rent 1600/mo (tenanted)Rental economics · as of 13 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 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
Stress margin needs verification before you rely on it
costs not disclosed by the advert
Seller motivation could not be scored
context, not scored: 0 price cut(s), 262 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. Set your walk-away price before viewing - above £187,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£248,000

Rent Estimate (pcm)£1,550

Gross Yield7.44%

1y Growth-

3y Growth+2.7%

5y Growth+2.8%

10y Growth+2.4%

Last Sold Price£260,000 (2019-06-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonModerate
MiningUnknown
LandslideModerate
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1HP20 1UR

Approval Rate

-12mo

Development

low

PL/26/09267/KA
T1 Ash - Remove 3 lowest limbs growing towards houses back to source approximately by up to 3-4m. Reduce 2 remaining branches growing towards houses back to give 3m clearance approximately by up to 2-3m. T2 Maple - Reduce the height and spread of the tree by up to 2-3 metres. T3 Yew - Crown Reduction reduce the height and spread of the tree by up to 2 metres. T4 Sycamore - Fell to a 1m stump. T6 Common Horse Chestnut - Cown lift to provide 6 metres clearance from ground level road side only. Crown lift 3m over footway.
Pending
PL/26/09177/PAPCR
Prior Notification under Class MA of Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 - change of use of the first floor from ancillary retail use to a self-contained flat
Pending
PL/26/08851/P14JKO
Prior notification application (Part 14, Class J) to install a 220kw solar photovoltaic roof mounted system
Pending

View Planning Timeline