Model valuation£417,0008 Busby Close
Local market context
Penbury Farm, Witheridge Lane, Penn, High Wycombe, HP10 8PG
Property type
Detached
Habitable rooms
8
From EPC
Floor area
326 m²
3509 sq ft
Energy rating
E
Score 54
Tenure
Owner Occupied
About Penbury Farm
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Penbury Farm is a detached house in Penn, High Wycombe, High Wycombe (HP10 8PG). It has a recorded floor area of 326 m² (around 3509 sq ft) and construction records dating it to before 1900. The latest certificate (August 2014) shows an E (score 54), well below the UK norm with real room to improve. When first surveyed in December 2011 the rating was G, the property has climbed 2 bands since. Between certificates, roof efficiency went from Very Poor to Average, hot-water efficiency went from Poor to Average and lighting went from Very Poor to Poor; while window efficiency dropped from Good to Average. The recommended improvements would lift it to C (score 73), a 2-band jump. The latest certificate is from August 2014, so improvements made since then won't be reflected.
At 326 m² the property is well over the postcode median (207 m² across 9 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 89% of similar EPCs).
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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.
Penbury Farm's carbon output runs well above what efficient homes in the postcode produce.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 05 Aug 2024
Current Certificate(1 of 2)
Aug 2014
EPC Rating
A
B
C
D
E
E54
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
15.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 5 August 2024
Property Improvements
Changes detected from historical EPC data
Aug 2014from Dec 2011
EPC improved fromG1toE54
Heating System
Room HeatersGas Boiler
Upgraded to gas central heating
Main Fuel
ElectricGas
Connected to mains gas supply
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
ImmersionMain (No Stat)
Hot water system upgraded
Get a survey for this property
Level 3 Building Survey
Victorian-eraDetached HouseEPC EPre-1919 buildDetached over 300m²Solid (non-cavity) walls
Because the property was built before 1919, is a large detached home over 300m², and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,795 · Includes VAT
Planning history
Applications and permits filed against Penbury Farm, Witheridge Lane, Penn, High Wycombe, HP10 8PG, sourced from the PlanIt planning register.
Penbury Farm has no planning applications on record.
A planning report still maps activity across the surrounding area and reads this property's extension & conversion potential.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Penbury Farm has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£1,607,000
Modelled from EPC, postcode comparables.
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).
Versus other Witheridge Lane homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, Penbury Farm runs well behind the street norm.
EPC Rating
54 (E)
Street avg 68 (D)
Floor Area
326 m²
Street avg 511 m²
CO₂ Emissions
15.0 t/year
Street avg 10.5 t/year
Habitable Rooms
8 rooms
Street avg 9 rooms
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Start your researchSimilar 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
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.
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 4Common questions
The questions buyers, sellers and homeowners most often ask about Penbury Farm, Witheridge Lane, Penn, High Wycombe, HP10 8PG. Each answer is also embedded as structured data for search engines.