Model valuation£417,0008 Busby Close
Local market context
22 Northcroft, Wooburn Green, High Wycombe, HP10 0BP
5 sales on record1 planning record
Estimated value
£457,000
- Since the 2025 sale (£475,000)-4%
- Against HP10 0BP's recent median (£625,000)-27%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
2
Bathroom
1
Floor area
73 m²
786 sq ft
Energy rating
C
Score 75
Council tax
Band D
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
£457,000
- Against its 2025 sale (£475,000)-4%
- Against HP10 0BP's recent median (£625,000)-27%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Northcroft is modelled from its 73 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in HP10 0BP. 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
73 m² from the EPC lodged in September 2020
Sales of this home
5 sales recorded, the latest in 2025
Recent sales in HP10 0BP
5 sales, median £625,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
22 Northcroft has more than quadrupled in price since its earliest registered sale in 1996.
Sales timeline
26 August 2025Most recent
£475,000
+43.9%over 4 years4 May 2021
£330,000
+132.4%over 19 years24 July 2001
£142,000
+47.9%over 3 years6 February 1998
£96,000
+37.1%over 2 years31 January 1996
£70,000
Median price across the last 5 sales in HP10 0BP: £625,000 (2025–2024).
Nearby sales in HP10 0BP
14 Northcroft, Wooburn Green, High Wycombe, HP10 0BP
Sold Jun 2025
£425,00021 Northcroft, Wooburn Green, High Wycombe, HP10 0BP
Sold Dec 2024
£625,00031 Northcroft, Wooburn Green, High Wycombe, HP10 0BP
Sold Jun 2024
£630,00028 Northcroft, Wooburn Green, High Wycombe, HP10 0BP
Sold May 2024
£415,00017 Northcroft, Wooburn Green, High Wycombe, HP10 0BP
Sold Feb 2024
£670,000
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 22 Northcroft
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Northcroft is a two-bedroom mid-terrace house in Wooburn Green, High Wycombe, High Wycombe (HP10 0BP). It has a recorded floor area of 73 m² (around 786 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (September 2020) shows a C (score 75), near the top of the C band. The recommended improvements would push it to B (score 88).
A recent sale: £475,000 in August 2025. One planning record on file: an extension approved in 2021. Past consents include an extension, meaningful when judging how the property has evolved. Across 1996–2025, sale prices on this property compounded at 6.7% per year. On a £-per-square-foot basis, the last sale (£605/sq ft) was about 104.4% above the typical sold price in the postcode. At 73 m² it's 29.3% smaller than the typical home in the postcode (103 m² median across 27 EPCs).
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
- Bedrooms2
- Bathrooms1
- Dining roomYes
- CloakroomYes
- StudyYes
Outside
- GarageYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 22 Northcroft
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.
Current Certificate
Sept 2020EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 3 September 2030
Planning history
Applications and permits filed against 22 Northcroft, Wooburn Green, High Wycombe, HP10 0BP, sourced from the PlanIt planning register.
22 Northcroft has an approved single-storey rear extension on the planning record.
1 application on record at 22 Northcroft, Wooburn Green, High Wycombe, HP10 0BP
1decisions1extensions13documents
- Feb 2021ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Householder application for construction of single storey rear extension, block paving to front driveway and dropped kerb
- Documents
- 13 docs on file
- Reference
- 20/07976/FUL
Unlock 22 Northcroft, Wooburn Green, High Wycombe, HP10 0BP's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full
- The 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Northcroft homes
Four headline reads against 27 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 22 Northcroft stands well clear of the street.
Price per m²
£6,507
Street avg £4,245
Floor Area
73 m²
Street avg 102 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
2.1 t/year
Street avg 3.9 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.
Crime
59/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Wycombe Lane — bus stop.
Closest school
0.1 km
Wooburn Green Primary School. 10 schools nearby.
Nearest schools
- Wooburn Green Primary SchoolPrimary64m
- Juniper Hill SchoolPrimary1.5km
- St Paul's Church of England Combined School, WooburnPrimary1.6km
- Holtspur School & Pre-SchoolPrimary1.7km
Nearest stops
- Wycombe LaneBus stop230m
- Holtspur AvenueBus stop327m
- Windsor HillBus stop463m
- The Red Lion PHBus stop478m
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 0BP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.0dB
Night-time· 23:00 – 07:00
42.8dB
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 2 HomeBuyer Report
Late 20th centuryMid-Terrace HouseEPC C
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£420k
1 Glory Mill Lane, Wooburn Green
HP10 0BX
2 bed2 bath
£516k
1 Elm Cottages, Old Moor Lane, Wooburn Moor
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2 bed1 bath
£363k
1 Boundary Road, Wooburn Green
HP10 0DH
2 bed
£282k
1 Barley Court, Barleyfields, Wooburn Green
HP10 0LW
2 bed2 bath
£279k
1 Five Acres, Wooburn Green
HP10 0BH
2 bed
£463k
1 Cleveland Close, Wooburn Green
HP10 0SY
3 bed1 bath
£448k
1 Du Pre Walk, Wooburn Green
HP10 0QJ
3 bed1 bath
£528k
1 Coaters Lane, Wooburn Green
HP10 0FF
3 bed
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Start your researchHow to read this page
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 22 Northcroft is modelled from its 73 m² EPC floor area, its 5 recorded sales and recent sales of comparable homes in HP10 0BP. 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. 5 sales are recorded for 22 Northcroft. 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 22 Northcroft was lodged in September 2020 at band C and is valid until September 2030. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 22 Northcroft. 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 10 schools and 30 stops listed are measured in a straight line from HP10 0BP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Northcroft is in council tax band D. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 22 Northcroft, Wooburn Green, High Wycombe, HP10 0BP. Each answer is also embedded as structured data for search engines.
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