Model valuation£417,0008 Busby Close
Local market context
2 Willow Cottages, Glory Mill Lane, Wooburn Green, High Wycombe, HP10 0BY
Extendable3 sales on record2 planning records
Estimated value
£489,000
- Since the 2022 sale (£472,000)+4%
- Against HP10 0BY's recent median (£362,000)+35%
Newest record on this page: November 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
72 m²
775 sq ft
Energy rating
D
Score 58
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
£489,000
- Against its 2022 sale (£472,000)+4%
- Against HP10 0BY's recent median (£362,000)+35%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Willow Cottages is modelled from its 72 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP10 0BY. 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
72 m² from the EPC lodged in April 2022
Sales of this home
3 sales recorded, the latest in 2022
Recent sales in HP10 0BY
5 sales, median £362,000 (2021–2011)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2022 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
25 November 2022Most recent
£472,000
+25.9%over 5 years20 April 2017
£375,000
+33.9%over 4 years24 May 2012
£280,000
Median price across the last 5 sales in HP10 0BY: £362,000 (2021–2011).
Nearby sales in HP10 0BY
Bernina, Glory Mill Lane, Wooburn Green, High Wycombe, HP10 0BY
Sold Dec 2021
£555,000Glory Vale Cottage, Glory Mill Lane, Wooburn Green, High Wycombe, HP10 0BY
Sold Apr 2014
£362,0001 Willow Cottages, Glory Mill Lane, Wooburn Green, High Wycombe, HP10 0BY
Sold Sept 2011
£245,000Allenvale, Glory Mill Lane, Wooburn Green, High Wycombe, HP10 0BY
Sold Nov 2009
£305,000Millstream House, Glory Mill Lane, Wooburn Green, High Wycombe, HP10 0BY
Sold Sept 2004
£333,000
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 2 Willow Cottages
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Willow Cottages is a three-bedroom semi-detached house in Wooburn Green, High Wycombe, High Wycombe (HP10 0BY). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to before 1900 and council tax band D. The latest certificate (April 2022) shows a D (score 58), a step below the typical UK home. The rating has held steady at D across 2 certificates since July 2011. Between certificates, window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 82), a 2-band jump. Period features are noted in the property record. Our model identifies extension potential, subject to local planning policy.
2 planning records sit against the property, 1 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2012–2022, sale prices on this property compounded at 5.1% per year. On a £-per-square-foot basis, the last sale (£609/sq ft) was about 104.8% above the typical sold price in the postcode. At 72 m² it's 25.8% smaller than the typical home in the postcode (97 m² median across 3 EPCs). Last sale on file: £472,000 in November 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
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
- Bedrooms3
- Bathrooms1
- Dining roomYes
Outside
- Private gardenSouth-facing
Building
- Period featuresYes
- RefurbishedYes
- Extension potentialPossible
Before you decide
Everything you need to know about 2 Willow Cottages
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Apr 2022
EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 April 2032
Planning history
Applications and permits filed against 2 Willow Cottages, Glory Mill Lane, Wooburn Green, High Wycombe, HP10 0BY, sourced from the PlanIt planning register.
2 Willow Cottages has been extended on multiple sides of the property across separate planning applications.
2 applications on record at 2 Willow Cottages, Glory Mill Lane, Wooburn Green, High Wycombe, HP10 0BY
2decisions2extensions15documents
- Oct 2013ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Notification of proposed single storey rear extension; Depth extending from the original rear wall of 3.4 metres, a maximum height of 3.1 metres and an eaves height of 3 metres.
- Documents
- 7 docs on file
- Reference
- 13/07151/HPDN
- More recent applications — locked
- ExtensionMar 2019Decision
Unlock 2 Willow Cottages, Glory Mill Lane, Wooburn Green, High Wycombe, HP10 0BY's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full
- The 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Glory Mill Lane homes
Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 2 Willow Cottages runs comfortably ahead of the street norm.
Price per m²
£6,556
Street avg £4,430
Floor Area
72 m²
Street avg 93 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.5 t/year
Street avg 5.2 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.
Crime
59/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Glory Mill Lane — bus stop.
Closest school
0.4 km
Wooburn Green Primary School. 10 schools nearby.
Nearest schools
- Wooburn Green Primary SchoolPrimary425m
- Juniper Hill SchoolPrimary1.2km
- Holtspur School & Pre-SchoolPrimary1.5km
- St Paul's Church of England Combined School, WooburnPrimary1.9km
Nearest stops
- Glory Mill LaneBus stop127m
- Wycombe LaneBus stop343m
- Holtspur AvenueBus stop380m
- MoorsideBus stop427m
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 0BY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.4dB
Night-time· 23:00 – 07:00
46.1dB
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
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildSolid (non-cavity) wallsLow flood risk
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£463k
1 Cleveland Close, Wooburn Green
HP10 0SY
3 bed1 bath
£528k
1 Coaters Lane, Wooburn Green
HP10 0FF
3 bed
£529k
1 Bishops Walk, Wooburn Green
HP10 0EW
3 bed
£448k
1 Du Pre Walk, Wooburn Green
HP10 0QJ
3 bed1 bath
£550k
1 Fromer Road, Wooburn Green
HP10 0PR
3 bed
£551k
1 Chimney Lane, Wooburn Green
HP10 0FG
3 bed2 bath
£516k
1 Elm Cottages, Old Moor Lane, Wooburn Moor
HP10 0NB
2 bed1 bath
£420k
1 Glory Mill Lane, Wooburn Green
HP10 0BX
2 bed2 bath
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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 2 Willow Cottages is modelled from its 72 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP10 0BY. 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 2 Willow Cottages. 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 2 Willow Cottages was lodged in April 2022 at band D and is valid until April 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 2 Willow Cottages. 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 0BY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Willow Cottages 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 2 Willow Cottages, Glory Mill Lane, Wooburn Green, High Wycombe, HP10 0BY. Each answer is also embedded as structured data for search engines.
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