Model valuation£417,0008 Busby Close
Local market context
Druids Cottage, Witheridge Lane, Penn, High Wycombe, HP10 8PG
EPC B5 planning records
Estimated value
£1,453,000
- Against HP10 8PG's recent median (£2,575,000)-44%
Newest record on this page: April 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor area
207 m²
2228 sq ft
Energy rating
B
Score 85
Council tax
Band H
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
£1,453,000
- Against HP10 8PG's recent median (£2,575,000)-44%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Druids Cottage is modelled from its 207 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP10 8PG. 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
207 m² from the EPC lodged in January 2017
Sales of this home
No sale recorded since 1995
Recent sales in HP10 8PG
4 sales, median £2,575,000 (2026–2002)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 5 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.
Druids Cottage 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 4 sales in HP10 8PG: £2,575,000 (2026–2002).
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
One time fee only - money back guarantee
About Druids Cottage
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Druids Cottage is a detached house in Penn, High Wycombe, High Wycombe (HP10 8PG). It has a recorded floor area of 207 m² (around 2228 sq ft) and council tax band H. The latest certificate (January 2017) returns a high B (score 85), putting the home a stone's throw from an A rating.
At 207 m² it sits well below the postcode median (315 m² across 9 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 89% of similar EPCs). 5 planning records sit against the property, 0 approved, 0 refused.
Before you decide
Everything you need to know about Druids Cottage
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.
Achieving this rating across a home of this size is uncommon — larger homes typically score lower.
Current Certificate
Jan 2017EPC Rating
A
B
B85
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
2.5 t/year
Occupancy
—
Certificate validity
Valid until 10 January 2027
Planning history
Applications and permits filed against Druids Cottage, Witheridge Lane, Penn, High Wycombe, HP10 8PG, sourced from the PlanIt planning register.
5 applications on record at Druids Cottage, Witheridge Lane, Penn, High Wycombe, HP10 8PG
5decisions2extensions25documents
- Nov 2004ExtensionFullOutcome in report
FIRST FLOOR REAR EXTENSION AND SINGLE STOREY SIDE LINK EXTENSION BETWEEN HOUSE AND GARAGE
- Documents
- 3 docs on file
- Reference
- CH/2004/1800/FA
- More recent applications — locked
- OutlineApr 2017Decision
- Demolition And RebuildJul 2015Decision
+ 2 more applications in the report
Unlock Druids Cottage, Witheridge Lane, Penn, High Wycombe, HP10 8PG's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (5 on record)
- All 5 applications on this property in full
- The 25 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Witheridge Lane homes
Three headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for Druids Cottage runs comfortably ahead of the street norm.
EPC Rating
85 (B)
Street avg 64 (D)
Floor Area
207 m²
Street avg 526 m²
CO₂ Emissions
2.5 t/year
Street avg 12.1 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.
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
1.2 km
Alfriston School — bus stop.
Closest school
1.6 km
Tylers Green First School. 6 schools nearby.
Nearest schools
- Tylers Green First SchoolPrimary1.6km
- Tylers Green Middle SchoolPrimary2.2km
- Ash Hill Primary SchoolPrimary2.6km
- Manor Farm Community Infant SchoolPrimary2.7km
Nearest stops
- Alfriston SchoolBus stop1.2km
- The Red LionBus stop1.4km
- The Red Lion PHBus stop1.4km
- The PondBus stop1.5km
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 8PG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
45.4dB
Night-time· 23:00 – 07:00
38.3dB
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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Detached HouseEPC B
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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.
£1.5m
1 Beeches Grove, Manor Road, Penn
HP10 8QZ
5 bed3 bath
£1.3m
1 Chiltern Yard Rise, Penn
HP10 8BF
£1.2m
1 Glebelands, Penn
HP10 8EE
3 bed2 bath
£1.0m
1 Carter Walk, Penn
HP10 8ER
£986k
1 Hawthorn Place, Penn
HP10 8EH
3 bed2 bath
£902k
1 Elmshott Close, Penn
HP10 8JR
£877k
1 Copse Hill Cottages, Kingswood Road, Penn
HP10 8JL
4 bed2 bath
£871k
1 Ashwells, Penn
HP10 8DT
5 bed2 bath
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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 Druids Cottage is modelled from its 207 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP10 8PG. 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 Druids Cottage, 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 Druids Cottage was lodged in January 2017 at band B and is valid until January 2027. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 5 applications are matched to Druids Cottage. 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 6 schools and 30 stops listed are measured in a straight line from HP10 8PG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Druids Cottage is in council tax band H. 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 Druids Cottage, Witheridge Lane, Penn, High Wycombe, HP10 8PG. Each answer is also embedded as structured data for search engines.
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- Every home in HP10 8PGSold prices, values and energy ratings for the postcode
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- Druids Cottage, Witheridge Lane, Penn, High Wycombe valuationHow the estimate is built and what moves it
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