Model valuation£417,0008 Busby Close
Local market context
22 Hillcroft Road, Penn, High Wycombe, HP10 8EA
Last sold (2007)
£498,000
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- HP10 8EA recent median£640,000
Newest record on this page: February 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Bedrooms
5
Council tax
Band G
Why there's no estimate yet
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
Not available for this home yet
Your note and figure are shown publicly on this page.
What we hold for this home
We don't publish an estimate for 22 Hillcroft Road because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in HP10 8EA.
What an estimate needs
Floor area
No EPC on record
Sales of this home
2 sales recorded, the latest in 2007
Recent sales in HP10 8EA
5 sales, median £640,000 (2025–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2025 | Latest available records, read when you order |
| Valuation | Not available | 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.
22 Hillcroft Road has more than tripled in price since its earliest registered sale in 1996.
Sales timeline
11 October 2007Most recent
£498,000
+228.7%over 11 years16 June 1996
£151,500
Median price across the last 5 sales in HP10 8EA: £640,000 (2025–2018).
Nearby sales in HP10 8EA
13 Hillcroft Road, Penn, High Wycombe, HP10 8EA
Sold Feb 2025
£620,00020 Hillcroft Road, Penn, High Wycombe, HP10 8EA
Sold Apr 2022
£739,0007 Hillcroft Road, Penn, High Wycombe, HP10 8EA
Sold Aug 2021
£925,0002 Hillcroft Road, Penn, High Wycombe, HP10 8EA
Sold Mar 2021
£640,0006 Hillcroft Road, Penn, High Wycombe, HP10 8EA
Sold Nov 2018
£620,000
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 22 Hillcroft Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Hillcroft Road is a five-bedroom property in Penn, High Wycombe, High Wycombe (HP10 8EA). It has council tax band G.
Untraded for 19 years, with the last transfer in October 2007. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1996–2007, sale prices on this property compounded at 11.1% per year.
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
- Bedrooms5
- Dining roomYes
- EnsuiteYes
Outside
- Private gardenYes
- GarageYes
Before you decide
Everything you need to know about 22 Hillcroft Road
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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against 22 Hillcroft Road, Penn, High Wycombe, HP10 8EA, sourced from the PlanIt planning register.
22 Hillcroft 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.
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
0.1 km
Hillcroft Road — bus stop.
Closest school
0.3 km
Tylers Green Middle School. 16 schools nearby.
Nearest schools
- Tylers Green Middle SchoolPrimary342m
- Tylers Green First SchoolPrimary588m
- Manor Farm Community Infant SchoolPrimary638m
- Manor Farm Junior SchoolPrimary771m
Nearest stops
- Hillcroft RoadBus stop118m
- New RoadBus stop204m
- Church RoadBus stop227m
- Potters CrossBus stop435m
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 8EA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.2dB
Night-time· 23:00 – 07:00
38.5dB
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
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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.
£871k
1 Ashwells, Penn
HP10 8DT
5 bed2 bath
£625k
1 Coppice Farm Road, Penn
HP10 8AN
4 bed2 bath
£680k
1 Hillcroft Road, Penn
HP10 8EA
4 bed
£1.5m
1 Beeches Grove, Manor Road, Penn
HP10 8QZ
5 bed3 bath
£848k
1 Burrows Close, Penn
HP10 8AR
4 bed
£877k
1 Copse Hill Cottages, Kingswood Road, Penn
HP10 8JL
4 bed2 bath
£450k
1 Greenridge, Penn
HP10 8DX
4 bed
£375k
1 Cherry Tree Way, Penn
HP10 8DQ
4 bed
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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
- We don't publish an estimate for 22 Hillcroft Road because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in HP10 8EA.
- 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 22 Hillcroft Road. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- There is no Energy Performance Certificate on the public register for 22 Hillcroft Road. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 22 Hillcroft 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 16 schools and 30 stops listed are measured in a straight line from HP10 8EA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Hillcroft Road is in council tax band G. 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 22 Hillcroft Road, Penn, High Wycombe, HP10 8EA. Each answer is also embedded as structured data for search engines.
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