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Cygnet House, Rivers Edge, Wooburn Green, High Wycombe, HP10 0AQ

5 planning records

Estimated value

£1,818,000

  • Since the 2010 sale (£1,500,000)+21%
  • Against HP10 0AQ's recent median (£1,310,000)+39%

Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedrooms
5
Bathrooms
3
Floor area
277 m²
2982 sq ft
Energy rating
C
Score 76
Tenure
Owner Occupied
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£1,818,000

  • Against its 2010 sale (£1,500,000)+21%
  • Against HP10 0AQ's recent median (£1,310,000)+39%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Cygnet House is modelled from its 277 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP10 0AQ. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    277 m² from the EPC lodged in July 2010

  • Sales of this home

    1 sale recorded, the latest in 2010

  • Recent sales in HP10 0AQ

    3 sales, median £1,310,000 (2017–2009)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: September 2017Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 5 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sales timeline

  1. 2 September 2010Most recent

    £1,500,000

Median price across the last 3 sales in HP10 0AQ: £1,310,000 (2017–2009).

Risks

What this page doesn't show

Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks Report.
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

One time fee only - money back guarantee

Overview

About Cygnet House

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

Cygnet House is a five-bedroom detached house in Wooburn Green, High Wycombe, High Wycombe (HP10 0AQ). It has a recorded floor area of 277 m² (around 2982 sq ft) and construction records dating it to 2007 onwards. The latest certificate (July 2010) shows a C (score 76), near the top of the C band. The latest certificate is from July 2010, so improvements made since then won't be reflected.

Held since September 2010 — that's 16 years off the open market, well above the local norm. Today's modelled estimate of £1,818,000 is 21.2% above the 2010 sale price. On a £-per-square-foot basis, the last sale (£503/sq ft) was about 21.1% above the typical sold price in the postcode. 5 planning records sit against the property, 0 approved, 0 refused. 5 bedrooms is on the larger side for this postcode, where 3 is the typical count.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms5
  • Bathrooms3

Outside

  • Private gardenYes
  • GarageDouble

Building

  • RefurbishedYes
Before you decide

Everything you need to know about Cygnet House

The true value, the hidden risks and the full sale history, in one report.

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Cygnet House's EPC is over a decade old — improvements since won't be reflected.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 23 Jul 2020

Current Certificate
Jul 2010

EPC Rating

A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Good
Windows
Good
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 23 July 2020

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against Cygnet House, Rivers Edge, Wooburn Green, High Wycombe, HP10 0AQ, sourced from the PlanIt planning register.

Planning history at Cygnet House is exclusively tree-management applications — typical for a property with mature trees on or near the plot.

5 applications on record at Cygnet House, Rivers Edge, Wooburn Green, High Wycombe, HP10 0AQ

5decisions17documents
  1. Jul 2013
    Tree WorksTrees
    Outcome in report

    Cut back all limbs to a maximum height of 9 metres from ground level to 1 x Cedar Tree (T1)

    Documents
    3 docs on file
    Reference
    13/06449/CTREE
    Full record in report
  2. More recent applications — locked
  3. Tree WorksDecision
  4. Tree WorksDecision

+ 2 more applications in the report

Unlock Cygnet House, Rivers Edge, Wooburn Green, High Wycombe, HP10 0AQ's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (5 on record)
  • All 5 applications on this property in full
  • The 17 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Rivers Edge homes

Three headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.

EPC Rating for Cygnet House lags the street by a wide margin.

EPC Rating

76 (C)

Street avg 81 (B)

Strongly below

Floor Area

277 m²

Street avg 265 m²

Below

CO₂ Emissions

5.2 t/year

Street avg 4.1 t/year

Strongly below
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the High Wycombe district page.
Full High Wycombe report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

59/mo

Falling year-on-year across the wider district.

Nearest stop

0.3 km

Windsor Hill — bus stop.

Closest school

0.7 km

Wooburn Green Primary School. 9 schools nearby.

Nearest schools

  • Wooburn Green Primary SchoolPrimary732m
  • St Paul's Church of England Combined School, WooburnPrimary1.1km
  • E-Act Bourne End AcademySecondary1.8km
  • Juniper Hill SchoolPrimary1.9km

Nearest stops

  • Windsor HillBus stop287m
  • Whitepit Lane BottomBus stop354m
  • The Red Lion PHBus stop355m
  • Town LaneBus stop742m

Most reported crime locally

  • Violence & Sexual Offences355 reports36%
  • Anti-social Behaviour133 reports13%
  • Other Theft89 reports9%
  • Criminal Damage & Arson87 reports9%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around HP10 0AQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP10 0AQ

Daytime· 07:00 – 23:00

48.9dB

Low
Night-time road noise heatmap for HP10 0AQ

Night-time· 23:00 – 07:00

39.9dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

21st centuryDetached HouseEPC C

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £1,345 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£1.7m

1 Brookhouse Drive, Wooburn Green

HP10 0QE

5 bed
£664k

1 Goodwin Meadows, Wooburn Green

HP10 0AT

4 bed1 bath
£636k

1 Boundary Place, Wooburn Green

HP10 0DR

4 bed2 bath
£551k

1 Chimney Lane, Wooburn Green

HP10 0FG

3 bed2 bath
£550k

1 Fromer Road, Wooburn Green

HP10 0PR

3 bed
£529k

1 Bishops Walk, Wooburn Green

HP10 0EW

3 bed
£528k

1 Coaters Lane, Wooburn Green

HP10 0FF

3 bed
£463k

1 Cleveland Close, Wooburn Green

HP10 0SY

3 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for Cygnet House is modelled from its 277 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP10 0AQ. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 1 sale is recorded for Cygnet House. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for Cygnet House was lodged in July 2010 at band C and expired in July 2020, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to Cygnet House. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 17 months, which places each incident at an approximate point. The 9 schools and 30 stops listed are measured in a straight line from HP10 0AQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Cygnet House, Rivers Edge, Wooburn Green, High Wycombe, HP10 0AQ. Each answer is also embedded as structured data for search engines.

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