Model valuation£417,0008 Busby Close
Local market context
23 Clapton Approach, Wooburn Green, High Wycombe, HP10 0DW
6 planning records
Estimated value
£513,000
- Since the 2016 sale (£412,000)+25%
- Against HP10 0DW's recent median (£450,000)+14%
Newest record on this page: January 2026. 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
83 m²
893 sq ft
Energy rating
C
Score 69
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
£513,000
- Against its 2016 sale (£412,000)+25%
- Against HP10 0DW's recent median (£450,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Clapton Approach is modelled from its 83 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP10 0DW. 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
83 m² from the EPC lodged in September 2012
Sales of this home
2 sales recorded, the latest in 2016
Recent sales in HP10 0DW
5 sales, median £450,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: July 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 6 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.
23 Clapton Approach valuation sits well clear of the typical sold price in this postcode.
Sales timeline
16 June 2016Most recent
£412,000
+34.6%over 2 years14 July 2013
£306,000
Median price across the last 5 sales in HP10 0DW: £450,000 (2025–2021).
Nearby sales in HP10 0DW
49 Clapton Approach, Wooburn Green, High Wycombe, HP10 0DW
Sold Jul 2025
£500,00017 Clapton Approach, Wooburn Green, High Wycombe, HP10 0DW
Sold Aug 2023
£473,5009 Clapton Approach, Wooburn Green, High Wycombe, HP10 0DW
Sold Aug 2023
£3,0007 Clapton Approach, Wooburn Green, High Wycombe, HP10 0DW
Sold Aug 2021
£450,00025 Clapton Approach, Wooburn Green, High Wycombe, HP10 0DW
Sold Apr 2021
£440,000
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 23 Clapton Approach
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Clapton Approach is a three-bedroom semi-detached house in Wooburn Green, High Wycombe, High Wycombe (HP10 0DW). It has a recorded floor area of 83 m² (around 893 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (September 2012) shows a C (score 69), just inside the C band. When first surveyed in May 2009 the rating was D, the property has climbed 1 band since. Between certificates, hot-water efficiency went from Average to Good and main heating went from Average to Good; while roof efficiency dropped from Very Good to Good and lighting dropped from Poor to Very Poor. The recommended improvements would push it to B (score 84). The latest certificate is from September 2012, so improvements made since then won't be reflected.
6 planning records sit against the property, 3 approved, 0 refused, 2 pending. Past consents include a loft conversion, tree works and an extension, meaningful when judging how the property has evolved. An application is currently awaiting a decision. Across 2013–2016, sale prices on this property compounded at 10.7% per year. Today's modelled estimate of £513,000 is 24.5% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£461/sq ft) was about 64.8% above the typical sold price in the postcode. Last changed hands 10 years ago, in June 2016.
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
- Utility roomYes
Outside
- Private gardenYes
- GarageYes
- Summer houseYes
Before you decide
Everything you need to know about 23 Clapton Approach
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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.
23 Clapton Approach's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 21 Sept 2022
Current Certificate(1 of 2)
Sept 2012
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 21 September 2022
Property Improvements
Changes detected from historical EPC data
Sept 2012from May 2009
EPC improved fromD68toC69
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
AverageGood
Hot water efficiency improved
Low Energy Lighting
20%0%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 23 Clapton Approach, Wooburn Green, High Wycombe, HP10 0DW, sourced from the PlanIt planning register.
There is a planning application currently awaiting a decision.
6 applications on record at 23 Clapton Approach, Wooburn Green, High Wycombe, HP10 0DW
2 live now4decisions4extensions27documents
- Oct 2018ExtensionOutlineOutcome in report
Extension: Single storey · Rear of property
Notification of proposed single storey rear extension; Depth extending from the original rear wall of 5 metres, a maximum height of 3 metres and an eaves height of 3 metres
- Documents
- 7 docs on file
- Reference
- 18/07267/HPDN
- More recent applications — locked
- OutlineJan 2026Decision
- Loft ConversionSept 2025Decision
+ 3 more applications in the report
Unlock 23 Clapton Approach, Wooburn Green, High Wycombe, HP10 0DW's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 6 applications on this property in full
- The 27 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Clapton Approach homes
Four headline reads against 30 similar houses on this street, drawn from the latest EPC and Land Registry data.
On price per m², 23 Clapton Approach stands well clear of the street.
Price per m²
£4,964
Street avg £3,707
Floor Area
83 m²
Street avg 89 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.7 t/year
Street avg 3.6 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
Hedge Lea — bus stop.
Closest school
1.0 km
Juniper Hill School. 10 schools nearby.
Nearest schools
- Juniper Hill SchoolPrimary990m
- Wooburn Green Primary SchoolPrimary1.1km
- Loudwater Combined SchoolPrimary1.5km
- Carrington Junior SchoolPrimary1.5km
Nearest stops
- Hedge LeaBus stop196m
- Boundary PlaceBus stop228m
- Whitehouse LaneBus stop314m
- MoorsideBus stop352m
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 0DW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
59.1dB
Night-time· 23:00 – 07:00
51.6dB
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
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Mid 20th centurySemi-Detached 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.
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£551k
1 Chimney Lane, Wooburn Green
HP10 0FG
3 bed2 bath
£463k
1 Cleveland Close, Wooburn Green
HP10 0SY
3 bed1 bath
£448k
1 Du Pre Walk, Wooburn Green
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3 bed1 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 23 Clapton Approach is modelled from its 83 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP10 0DW. 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 23 Clapton 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 23 Clapton Approach was lodged in September 2012 at band C and expired in September 2022, 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. 6 applications are matched to 23 Clapton 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 10 schools and 30 stops listed are measured in a straight line from HP10 0DW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 23 Clapton Approach 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 23 Clapton Approach, Wooburn Green, High Wycombe, HP10 0DW. Each answer is also embedded as structured data for search engines.
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