Model valuation£417,0008 Busby Close
Local market context
Paddock View, Rivers Edge, Wooburn Green, High Wycombe, HP10 0AQ
EPC B7 planning records
Estimated value
£1,563,000
- Since the 2017 sale (£1,395,000)+12%
- Against HP10 0AQ's recent median (£1,405,000)+11%
Newest record on this page: June 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
7
Bathrooms
5
Floor area
312 m²
3358 sq ft
Energy rating
B
Score 81
Tenure
Owner Occupied
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
£1,563,000
- Against its 2017 sale (£1,395,000)+12%
- Against HP10 0AQ's recent median (£1,405,000)+11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Paddock View is modelled from its 312 m² EPC floor area, its 2 recorded sales 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
312 m² from the EPC lodged in June 2021
Sales of this home
2 sales recorded, the latest in 2017
Recent sales in HP10 0AQ
2 sales, median £1,405,000 (2011–2010)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2017 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 7 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
Paddock View has more than quadrupled in price since its earliest registered sale in 2009.
Sales timeline
10 September 2017Most recent
£1,395,000
+347.1%over 7 years30 September 2009
£312,000
Median price across the last 2 sales in HP10 0AQ: £1,405,000 (2011–2010).
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
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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 £1,563,000 is 12% above the 2017 sale price. 7 bedrooms is on the larger side for this postcode, where 3 is the typical count.
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
Before you decide
Everything you need to know about Paddock View
The true value, the hidden risks and the full sale history, in one report.
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The data behind every report
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
A
B
B81
C
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 14 June 2031
Property Improvements
Changes detected from historical EPC data
Jun 2021from Jul 2010
EPC improved fromC77toB81
Hot Water
Very GoodGood
Hot water efficiency decreased
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.
7 applications on record at Paddock View, Rivers Edge, Wooburn Green, High Wycombe, HP10 0AQ
7decisions33documents
- Jul 2010OutbuildingFullOutcome in report
Householder application for construction of swimming pool
- Documents
- 5 docs on file
- Reference
- 10/06046/FUL
- More recent applications — locked
- ConditionsFeb 2017Decision
- RenovationJan 2017Decision
+ 4 more applications in the report
Unlock Paddock View, 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 (7 on record)
- All 7 applications on this property in full
- The 33 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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)
Floor Area
312 m²
Street avg 254 m²
CO₂ Emissions
4.9 t/year
Street avg 4.2 t/year
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.
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.
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
Night-time· 23:00 – 07:00
39.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
21st centuryDetached HouseEPC BDetached over 300m²Extended multiple times (2+ extensions)
Because the property is a large detached home over 300m² and has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,795 · Includes VAT
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
£998k
1 Church View, Wooburn Town
HP10 0PW
£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
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for Paddock View is modelled from its 312 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for Paddock View. 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 Paddock View was lodged in June 2021 at band B and is valid until June 2031. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 7 applications are matched to Paddock View. 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.
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.
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- Every home in HP10 0AQSold prices, values and energy ratings for the postcode
- HP 10 property marketPrices, postcodes, schools and transport across the district
- Paddock View, Rivers Edge, Wooburn Green, High Wycombe valuationHow the estimate is built and what moves it
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