Model valuation£417,0008 Busby Close
Local market context
2 Larch Close, Penn, High Wycombe, HP10 8AW
Estimated value
£360,000
Newest record on this page: September 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
2
From EPC
Floor area
43 m²
463 sq ft
Energy rating
D
Score 68
Council tax
Band C
Tenure
Social Rental
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
£360,000
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Larch Close is modelled from its 43 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP10 8AW. 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
43 m² from the EPC lodged in September 2022
Sales of this home
No sale recorded since 1995
Recent sales in HP10 8AW
No recent sales of other homes in the postcode
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | No sales shown | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
2 Larch Close has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
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 Larch Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Larch Close is a semi-detached house in Penn, High Wycombe, High Wycombe (HP10 8AW). It has a recorded floor area of 43 m² (around 463 sq ft), construction records dating it to 1950-1966 and council tax band C. The latest certificate (September 2022) shows a D (score 68), on the cusp of jumping into the C band. Earlier certificates rated it C (August 2010); the latest reading is one band lower. Between certificates, window efficiency went from Average to Good; while wall efficiency dropped from Good to Average and hot-water efficiency dropped from Very Good to Good. The recommended improvements would lift it to B (score 88), a 2-band jump.
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Everything you need to know about 2 Larch Close
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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 3)
Sept 2022
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.1 t/year
Occupancy
Rented
Certificate validity
Valid until 21 September 2032
Property Improvements
Changes detected from historical EPC data
Feb 2014from Aug 2010
EPC improved fromC72toD60
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Very GoodGood
Hot water efficiency decreased
Windows
Mostly DoubleFull Double
Windows upgraded, improving insulation
Sept 2022from Feb 2014
Windows
AverageGood
Window efficiency improved
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 2 Larch Close, Penn, High Wycombe, HP10 8AW, sourced from the PlanIt planning register.
2 Larch Close has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Versus other Larch Close homes
Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Larch Close is notably below the street on co₂ emissions.
EPC Rating
68 (D)
Street avg 68 (D)
Floor Area
43 m²
Street avg 41 m²
CO₂ Emissions
2.1 t/year
Street avg 1.8 t/year
Habitable Rooms
2 rooms
Street avg 2 rooms
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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
59/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Rose Avenue Shops — bus stop.
Closest school
0.3 km
Manor Farm Community Infant School. 19 schools nearby.
Nearest schools
- Manor Farm Community Infant SchoolPrimary260m
- Manor Farm Junior SchoolPrimary300m
- Sir William Ramsay SchoolSecondary877m
- Tylers Green Middle SchoolPrimary922m
Nearest stops
- Rose Avenue ShopsBus stop172m
- Coppice Farm RoadBus stop282m
- Curzon AvenueBus stop291m
- Hazlemere RoadBus stop292m
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 8AW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.0dB
Night-time· 23:00 – 07:00
38.8dB
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
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Mid 20th centurySemi-Detached BungalowEPC D
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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.
£375k
1 Cherry Tree Way, Penn
HP10 8DQ
4 bed
£335k
1 Hartwell Close, Penn
HP10 8AP
£308k
1 Fields End, New Road, Penn
HP10 8DJ
£300k
1 Church Road, Penn
HP10 8EL
£298k
1 Ashley Court, St Johns Road, Penn
HP10 8HN
2 bed1 bath
£450k
1 Greenridge, Penn
HP10 8DX
4 bed
£498k
1 Ashley Drive, Penn
HP10 8BQ
£625k
1 Coppice Farm Road, Penn
HP10 8AN
4 bed2 bath
Property research, connected
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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 2 Larch Close is modelled from its 43 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP10 8AW. 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. No sale is recorded for 2 Larch Close, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Larch Close was lodged in September 2022 at band D and is valid until September 2032. 3 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 2 Larch Close. 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 19 schools and 30 stops listed are measured in a straight line from HP10 8AW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Larch Close 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Larch Close, Penn, High Wycombe, HP10 8AW. Each answer is also embedded as structured data for search engines.
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