What type of property is Paddock View, Rivers Edge, HP10 0AQ?

Paddock View, Rivers Edge, HP10 0AQ is a 7-bedroom detached house.

When did Paddock View, Rivers Edge, HP10 0AQ last change hands?

Paddock View, Rivers Edge, HP10 0AQ last sold for £1,395,000 in September 2017, around 9 years ago. Before that, it sold for £312,000 in September 2009, so prices have been rising over 8 years on record. Source: HM Land Registry.

What is the price history for Paddock View, Rivers Edge, HP10 0AQ?

Across 2 sales between September 2009 and September 2017, Paddock View, Rivers Edge, HP10 0AQ rose from £312,000 to £1,395,000, a change of £1,083,000. That works out to roughly +20.7% per year compounded over 8 years. Source: HM Land Registry.

What energy rating does Paddock View, Rivers Edge, HP10 0AQ have?

The current EPC rating for Paddock View, Rivers Edge, HP10 0AQ is B with a score of 81 out of 100, lodged in June 2021. It has improved from a C recorded in July 2010. Source: EPC Register.

What is the floor area of Paddock View, Rivers Edge, HP10 0AQ?

Paddock View, Rivers Edge, HP10 0AQ has a recorded floor area of 312 m² (3,358 sq ft), around 45 m² per bedroom. That makes it about 8% larger than the median EPC-recorded property in HP10 0AQ. Source: EPC Register.

How is Paddock View, Rivers Edge, HP10 0AQ heated?

The latest EPC at Paddock View, Rivers Edge, HP10 0AQ records mains gas as the main heating fuel. Source: EPC Register.

What planning history does Paddock View, Rivers Edge, HP10 0AQ have?

Paddock View, Rivers Edge, HP10 0AQ has 7 planning records on file (6 approved), most recent in February 2017. Source: PlanIt planning register.

Where is Paddock View, Rivers Edge, HP10 0AQ located?

Paddock View, Rivers Edge, HP10 0AQ sits in Wooburn Green, High Wycombe, High Wycombe. It falls within the HP10 postcode district.

How safe is the area around Paddock View, Rivers Edge, HP10 0AQ?

Police records around Paddock View, Rivers Edge, HP10 0AQ show an average of 3 reported crimes per month over the last 12 months. Violent crime makes up roughly 41% of reports, the most common category. The overall trend is rising (233% versus the prior period). Source: Police UK.

Which schools serve Paddock View, Rivers Edge, HP10 0AQ?

The closest primary school to Paddock View, Rivers Edge, HP10 0AQ is Wooburn Green Primary School (732m), one of 8 primaries within walking distance. The closest secondary is E-Act Bourne End Academy (1.8km).

What transport links are near Paddock View, Rivers Edge, HP10 0AQ?

The closest bus stop to Paddock View, Rivers Edge, HP10 0AQ is Windsor Hill, 287m away. In total there are 30 bus stops within the surrounding area.

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Paddock View, Rivers Edge, Wooburn Green, High Wycombe, HP10 0AQ

EPC B7 planning records

Property type

Detached

Bedrooms

Bathrooms

Floor area

312 m²

3358 sq ft

Energy rating

Score 81

Tenure

Owner Occupied

Overview

About Paddock View

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

Paddock View is a seven-bedroom detached house in Wooburn Green, High Wycombe, High Wycombe (HP10 0AQ). It has a recorded floor area of 312 m² (around 3358 sq ft) and construction records dating it to 2007-2011. The latest certificate (June 2021) returns a B (score 81), comfortably above the UK average. When first surveyed in July 2010 the rating was C, the property has climbed 1 band since. Between certificates, lighting went from Average to Very Good; while wall efficiency dropped from Very Good to Good and hot-water efficiency dropped from Very Good to Good. Other recorded features include a self-contained annexe.

On the market in September 2017 and unlisted since — roughly 9 years. 7 planning records sit against the property, 6 approved, 0 refused. Across 2009–2017, sale prices on this property compounded at 20.7% per year. Today's modelled estimate of £1,820,000 is 30.5% above the 2017 sale price. 7 bedrooms is on the larger side for this postcode, where 3 is the typical count.

Before you offer

Know exactly what you're buying at Paddock View

Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.

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Valuation

against the asking price

Risks

planning & flood

Sold prices

similar homes nearby

Trends

the local market

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

Bedrooms7
Bathrooms5
Dining roomYes
Utility roomYes
CloakroomYes
StudyYes

Outside

GarageDetached

Energy

Energy performance

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

Achieving this rating across a home of this size is uncommon — larger homes typically score lower.

Current Certificate(1 of 2)

Jun 2021

EPC Rating

B81

Main Heating

Electric & Gas

Main Fuel

Gas

Hot Water

Good

Windows

Good

CO2 Emissions

4.9 t/year

Occupancy

Owner Occupied

Property Improvements

Changes detected from historical EPC data

Jun 2021from Jul 2010

EPC improved fromC77toB81

Hot Water

Very GoodGood

Hot water efficiency decreased

Planning

Planning history

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

Paddock View has been through 6 approved planning applications — a well-evolved property.

Feb 2017
Conditions
In report
Application for approval of details subject to condition 3 (finished floor levels) and 6 (water efficiency) of planning approval ref 16/07850/VCDN.
Documents
1 doc on file
Reference
PI17/00044/ADRC
View planning record
Jan 2017
RenovationFull
In report
Householder application for construction of rear steps and ramp from house to paddock area at higher level inlcuding retaining wall
Documents
6 docs on file
Reference
16/08142/FUL
View planning record

What's in Paddock View, Rivers Edge, Wooburn Green, High Wycombe, HP10 0AQ's planning history?

5 more on this property, plus refusals, disputes and full decisions nearby, in the report.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Paddock View has more than quadrupled in price since its earliest registered sale in 2009.

Current estimate

£1,820,000

Modelled from EPC, postcode comparables and a sale-price growth of 20.7% per year over 8 years.

See how we calculated this

Last sold (2017)

£1,395,000

Growth on file: 20.7% per year over 8 years.

Sales timeline

10 September 2017Most recent
£1,395,000
+347.1%over 7 years
30 September 2009
£312,000

Median price across the last 2 sales in HP10 0AQ: £1,405,000 (2011–2010).

Nearby sales in HP10 0AQ

Before you offer

Everything we know about Paddock View, in one report

What it's really worth, what could be wrong, and the planning, sales and area data in full.

Am I paying too much?
Is something wrong with it?
Is the agent's story true?
Will it hold its value?

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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.

On floor area, Paddock View stands well clear of the street.

EPC Rating

81 (B)

Street avg 79 (C)

Above

Floor Area

312 m²

Street avg 254 m²

Strongly above

CO₂ Emissions

4.9 t/year

Street avg 4.2 t/year

Above

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

£982k

1 Church View, Wooburn Town

HP10 0PW

£706k

1 Goodwin Meadows, Wooburn Green

HP10 0AT

4 bed1 bath

£652k

1 Boundary Place, Wooburn Green

HP10 0DR

4 bed2 bath

£559k

1 Elm Cottages, Old Moor Lane, Wooburn Moor

HP10 0NB

2 bed1 bath

£550k

1 Fromer Road, Wooburn Green

HP10 0PR

3 bed

£539k

1 Chimney Lane, Wooburn Green

HP10 0FG

3 bed2 bath

£525k

1 Bishops Walk, Wooburn Green

HP10 0EW

3 bed

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

Reported crime in the wider district is trending notably upward year-on-year.

Crime

3/mo

Rising 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.

Go deeper on the local area

The full 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· 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

FAQ

Common questions

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