Model valuation£417,0008 Busby Close
Local market context
Cherry Trees, Cock Lane, Penn, High Wycombe, HP10 8DS
1 planning record
Estimated value
£659,000
- Against HP10 8DS's recent median (£899,950)-27%
Newest record on this page: February 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
6
From EPC
Floor area
103 m²
1109 sq ft
Energy rating
E
Score 43
Council tax
Band F
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
£659,000
- Against HP10 8DS's recent median (£899,950)-27%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Cherry Trees is modelled from its 103 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP10 8DS. 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
103 m² from the EPC lodged in October 2015
Sales of this home
No sale recorded since 1995
Recent sales in HP10 8DS
5 sales, median £899,950 (2024–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2024 | 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.
Cherry Trees 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.
Median price across the last 5 sales in HP10 8DS: £899,950 (2024–2016).
Nearby sales in HP10 8DS
Old Orchard Cottage, Cock Lane, Penn, High Wycombe, HP10 8DS
Sold Feb 2024
£1,225,000Ashwells Lodge, Cock Lane, Penn, High Wycombe, HP10 8DS
Sold Sept 2023
£1,160,000Overtop, Cock Lane, Penn, High Wycombe, HP10 8DS
Sold Jun 2023
£875,000The Ramblers, Cock Lane, Penn, High Wycombe, HP10 8DS
Sold Mar 2021
£835,000Bucholie House, Cock Lane, Penn, High Wycombe, HP10 8DS
Sold Jan 2010
£625,000
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 Cherry Trees
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Cherry Trees is a detached house in Penn, High Wycombe, High Wycombe (HP10 8DS). It has a recorded floor area of 103 m² (around 1109 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (October 2015) shows an E (score 43), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since March 2015. Between certificates, hot-water efficiency went from Average to Good; while roof efficiency dropped from Poor to Very Poor and lighting dropped from Very Good to Average. The recommended improvements would lift it to C (score 69), a 2-band jump. The latest certificate is from October 2015, so improvements made since then won't be reflected.
At 103 m² it sits well below the postcode median (163 m² across 7 EPCs), making it one of the more compact homes locally. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. One planning record on file: a garage conversion approved in 2015. Past consents include a garage conversion, meaningful when judging how the property has evolved.
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Everything you need to know about Cherry Trees
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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.
Cherry Trees sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 18 Oct 2025
Current Certificate(1 of 2)
Oct 2015
EPC Rating
A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 18 October 2025
Property Improvements
Changes detected from historical EPC data
Oct 2015from Mar 2015
Heating Controls
FullProg + TRVs
Heating controls changed
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Low Energy Lighting
100%29%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against Cherry Trees, Cock Lane, Penn, High Wycombe, HP10 8DS, sourced from the PlanIt planning register.
1 application on record at Cherry Trees, Cock Lane, Penn, High Wycombe, HP10 8DS
1decisions1extensions7documents
- Mar 2015Garage ConversionFullOutcome in report
Householder application for conversion of garage to habitable rooms with alterations
- Documents
- 7 docs on file
- Reference
- 15/05090/FUL
Unlock Cherry Trees, Cock Lane, Penn, High Wycombe, HP10 8DS'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 7 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cock Lane homes
Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Cherry Trees lags the street by a wide margin.
EPC Rating
43 (E)
Street avg 68 (D)
Floor Area
103 m²
Street avg 177 m²
CO₂ Emissions
5.9 t/year
Street avg 5.8 t/year
Habitable Rooms
6 rooms
Street avg 8 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
Church Road — bus stop.
Closest school
0.1 km
Tylers Green Middle School. 16 schools nearby.
Nearest schools
- Tylers Green Middle SchoolPrimary83m
- Ash Hill Primary SchoolPrimary502m
- Tylers Green First SchoolPrimary703m
- Manor Farm Community Infant SchoolPrimary901m
Nearest stops
- Church RoadBus stop180m
- New RoadBus stop182m
- Hillcroft RoadBus stop447m
- School RoadBus stop605m
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 8DS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
46.3dB
Night-time· 23:00 – 07:00
37.0dB
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
Mid 20th centuryDetached HouseEPC E
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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.
£650k
1 Fernsdale Cottages, The Common, Penn
HP10 8LJ
2 bed
£680k
1 Hillcroft Road, Penn
HP10 8EA
4 bed
£625k
1 Coppice Farm Road, Penn
HP10 8AN
4 bed2 bath
£848k
1 Burrows Close, Penn
HP10 8AR
4 bed
£871k
1 Ashwells, Penn
HP10 8DT
5 bed2 bath
£498k
1 Ashley Drive, Penn
HP10 8BQ
£877k
1 Copse Hill Cottages, Kingswood Road, Penn
HP10 8JL
4 bed2 bath
£902k
1 Elmshott Close, Penn
HP10 8JR
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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 Cherry Trees is modelled from its 103 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP10 8DS. 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 Cherry Trees, 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 Cherry Trees was lodged in October 2015 at band E and expired in October 2025, 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. 1 application is matched to Cherry Trees. 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 16 schools and 30 stops listed are measured in a straight line from HP10 8DS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Cherry Trees is in council tax band F. 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 Cherry Trees, Cock Lane, Penn, High Wycombe, HP10 8DS. Each answer is also embedded as structured data for search engines.
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- Cherry Trees, Cock Lane, Penn, High Wycombe valuationHow the estimate is built and what moves it
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