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85 Boundary Road, Wooburn Green, High Wycombe, HP10 0DJ

3 sales on record

Estimated value

£448,000

  • Since the 2014 sale (£325,000)+38%
  • Against HP10 0DJ's recent median (£512,500)-13%

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

Learn about this valuation
Property type
Semi-detached
Bedrooms
2
Floor area
81 m²
872 sq ft
Energy rating
D
Score 59
Council tax
Band D
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

£448,000

  • Against its 2014 sale (£325,000)+38%
  • Against HP10 0DJ's recent median (£512,500)-13%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 85 Boundary Road is modelled from its 81 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP10 0DJ. 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

    81 m² from the EPC lodged in January 2013

  • Sales of this home

    3 sales recorded, the latest in 2014

  • Recent sales in HP10 0DJ

    5 sales, median £512,500 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: August 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 1999.

Sales timeline

  1. 21 August 2014Most recent

    £325,000

    +31.6%over 4 years

  2. 4 December 2009

    £247,000

    +97.6%over 10 years

  3. 29 April 1999

    £125,000

Median price across the last 5 sales in HP10 0DJ: £512,500 (2025–2022).

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

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Overview

About 85 Boundary Road

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

85 Boundary Road is a two-bedroom semi-detached house in Wooburn Green, High Wycombe, High Wycombe (HP10 0DJ). It has a recorded floor area of 81 m² (around 872 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (January 2013) shows a D (score 59), a step below the typical UK home. When first surveyed in August 2009 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Average, hot-water efficiency went from Average to Good and lighting went from Very Poor to Good. The recommended improvements would lift it to B (score 86), a 2-band jump. The latest certificate is from January 2013, so improvements made since then won't be reflected. Period features are noted in the property record.

Across 1999–2014, sale prices on this property compounded at 6.4% per year. Today's modelled estimate of £448,000 is 37.8% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£373/sq ft) was about 40.4% above the typical sold price in the postcode. Last changed hands 12 years ago, in August 2014. At 81 m² it's 17.9% smaller than the typical home in the postcode (99 m² median across 19 EPCs).

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

  • Bedrooms2
  • Open-plan layoutYes
  • Dining roomYes
  • CloakroomYes

Outside

  • Private gardenRear
  • ParkingOff road

Building

  • Heating systemGas
  • Period featuresYes
  • RefurbishedYes
Before you decide

Everything you need to know about 85 Boundary Road

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.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 08 Jan 2023

Current Certificate(1 of 2)
Jan 2013

EPC Rating

A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 8 January 2023

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Jan 2013from Aug 2009
EPC improved fromF36toD59
Heating Controls
Prog + StatProg + TRVs

Heating controls changed

Hot Water
Main (No Stat)Main System

Hot water system upgraded

Roof Insulation
UninsulatedPartial

Roof insulation improved

Low Energy Lighting
0%50%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 85 Boundary Road, Wooburn Green, High Wycombe, HP10 0DJ, sourced from the PlanIt planning register.

85 Boundary Road 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 Boundary Road homes

Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.

Habitable Rooms for 85 Boundary Road lags the street by a wide margin.

Price per m²

£4,012

Street avg £3,924

On par

Floor Area

81 m²

Street avg 97 m²

Strongly below

Habitable Rooms

3 rooms

Street avg 5 rooms

Strongly below

CO₂ Emissions

4.0 t/year

Street avg 4.7 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

0.1 km

Boundary Place — bus stop.

Closest school

0.9 km

Juniper Hill School. 10 schools nearby.

Nearest schools

  • Juniper Hill SchoolPrimary877m
  • Wooburn Green Primary SchoolPrimary955m
  • Carrington Junior SchoolPrimary1.6km
  • Carrington Infant SchoolPrimary1.6km

Nearest stops

  • Boundary PlaceBus stop65m
  • Hedge LeaBus stop277m
  • MoorsideBus stop343m
  • Knaves BeechBus stop461m

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

Daytime· 07:00 – 23:00

57.5dB

Moderate
Night-time road noise heatmap for HP10 0DJ

Night-time· 23:00 – 07:00

49.9dB

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

Victorian-eraSemi-Detached HouseEPC DPre-1919 buildSolid (non-cavity) walls

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

Comparables

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

HP10 0NB

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
£448k

1 Du Pre Walk, Wooburn Green

HP10 0QJ

3 bed1 bath
£463k

1 Cleveland Close, Wooburn Green

HP10 0SY

3 bed1 bath
£528k

1 Coaters Lane, Wooburn Green

HP10 0FF

3 bed

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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 85 Boundary Road is modelled from its 81 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP10 0DJ. 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 85 Boundary Road. 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 85 Boundary Road was lodged in January 2013 at band D and expired in January 2023, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 85 Boundary Road. 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 0DJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
85 Boundary Road 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 85 Boundary Road, Wooburn Green, High Wycombe, HP10 0DJ. Each answer is also embedded as structured data for search engines.

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