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21 Hill Farm Approach, Wooburn Green, High Wycombe, HP10 0BL

Extendable3 sales on record

Estimated value

£267,000

  • Since the 2021 sale (£214,000)+25%
  • Against HP10 0BL's recent median (£225,000)+19%

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

Learn about this valuation
Property type
Mid terrace
Bedroom
1
Bathroom
1
Floor area
35 m²
377 sq ft
Energy rating
D
Score 62
Council tax
Band C
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

£267,000

  • Against its 2021 sale (£214,000)+25%
  • Against HP10 0BL's recent median (£225,000)+19%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 21 Hill Farm Approach is modelled from its 35 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP10 0BL. 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

    35 m² from the EPC lodged in January 2018

  • Sales of this home

    3 sales recorded, the latest in 2021

  • Recent sales in HP10 0BL

    5 sales, median £225,000 (2025–2019)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: December 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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.

Sale price has at least doubled since 2000.

Sales timeline

  1. 26 March 2021Most recent

    £214,000

    +60.9%over 15 years

  2. 16 June 2005

    £133,000

    +78.5%over 4 years

  3. 15 October 2000

    £74,500

Median price across the last 5 sales in HP10 0BL: £225,000 (2025–2019).

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 21 Hill Farm Approach

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

21 Hill Farm Approach is a one-bedroom mid-terrace house in Wooburn Green, High Wycombe, High Wycombe (HP10 0BL). It has a recorded floor area of 35 m² (around 377 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (January 2018) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 90), a 2-band jump. Our model identifies extension potential, subject to local planning policy. The home occupies a cul-de-sac position.

At 35 m² it sits well below the postcode median (78 m² across 12 EPCs), making it one of the more compact homes locally. Across 2000–2021, sale prices on this property compounded at 5.3% per year. Today's modelled estimate of £267,000 is 24.8% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£568/sq ft) was about 47.9% above the typical sold price in the postcode. Sold March 2021 for £214,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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

  • Bedrooms1
  • Bathrooms1
  • Dining roomYes

Outside

  • Private gardenYes
  • Cul-de-sacYes

Building

  • RefurbishedYes
  • Extension potentialPossible
Before you decide

Everything you need to know about 21 Hill Farm Approach

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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate
Jan 2018

EPC Rating

A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 28 January 2028

1 year remaining
Planning

Planning history

Applications and permits filed against 21 Hill Farm Approach, Wooburn Green, High Wycombe, HP10 0BL, sourced from the PlanIt planning register.

21 Hill Farm Approach has no planning applications on record.

A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.

On the street

Versus other Hill Farm Approach homes

Four headline reads against 10 similar houses on this street, drawn from the latest EPC and Land Registry data.

21 Hill Farm Approach is notably below the street on habitable rooms.

Price per m²

£6,114

Street avg £5,397

Above

Floor Area

35 m²

Street avg 67 m²

Strongly below

Habitable Rooms

1 rooms

Street avg 4 rooms

Strongly below

CO₂ Emissions

2.2 t/year

Street avg 3.0 t/year

Above
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

Crime

59/mo

Falling year-on-year across the wider district.

Nearest stop

0.2 km

Holtspur Avenue — bus stop.

Closest school

0.5 km

Wooburn Green Primary School. 12 schools nearby.

Nearest schools

  • Wooburn Green Primary SchoolPrimary517m
  • Holtspur School & Pre-SchoolPrimary1.2km
  • Juniper Hill SchoolPrimary1.5km
  • St Paul's Church of England Combined School, WooburnPrimary2.1km

Nearest stops

  • Holtspur AvenueBus stop243m
  • Glory Mill LaneBus stop414m
  • MoorsideBus stop490m
  • Wycombe LaneBus stop526m

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 0BL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP10 0BL

Daytime· 07:00 – 23:00

55.8dB

Moderate
Night-time road noise heatmap for HP10 0BL

Night-time· 23:00 – 07:00

47.8dB

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 3 Building Survey

Early 20th centuryMid-Terrace HouseEPC DSolid (non-cavity) walls

Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £885 · 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.
£229k

1 Chalford Flats, Northcroft, Wooburn Green

HP10 0BS

Flat1 bed1 bath
£279k

1 Five Acres, Wooburn Green

HP10 0BH

2 bed
£282k

1 Barley Court, Barleyfields, Wooburn Green

HP10 0LW

2 bed2 bath
£363k

1 Boundary Road, Wooburn Green

HP10 0DH

2 bed
£420k

1 Glory Mill Lane, Wooburn Green

HP10 0BX

2 bed2 bath
£516k

1 Elm Cottages, Old Moor Lane, Wooburn Moor

HP10 0NB

2 bed1 bath

1 Bakers Orchard, Wooburn Green

HP10 0LS

1 bed1 bath
£448k

1 Du Pre Walk, Wooburn Green

HP10 0QJ

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 21 Hill Farm Approach is modelled from its 35 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP10 0BL. 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. 3 sales are recorded for 21 Hill Farm Approach. 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 21 Hill Farm Approach was lodged in January 2018 at band D and is valid until January 2028. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 21 Hill Farm Approach. 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 12 schools and 30 stops listed are measured in a straight line from HP10 0BL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
21 Hill Farm Approach is in council tax band C. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 21 Hill Farm Approach, Wooburn Green, High Wycombe, HP10 0BL. Each answer is also embedded as structured data for search engines.

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