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2 Uphill Cottages, Treadaway Road, Flackwell Heath, High Wycombe, HP10 9PE

2 planning records

Estimated value

£634,000

  • Since the 2025 sale (£541,000)+17%
  • Against HP10 9PE's recent median (£580,000)+9%

Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Bathrooms
3
Floor area
150 m²
1615 sq ft
Energy rating
D
Score 63
Council tax
Band E
Tenure
Owner Occupied
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Valuation

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

£634,000

  • Against its 2025 sale (£541,000)+17%
  • Against HP10 9PE's recent median (£580,000)+9%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Uphill Cottages is modelled from its 150 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP10 9PE. 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

    150 m² from the EPC lodged in July 2024

  • Sales of this home

    2 sales recorded, the latest in 2025

  • Recent sales in HP10 9PE

    5 sales, median £580,000 (2024–2015)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: November 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sales timeline

  1. 10 November 2025Most recent

    £541,000

    -14.1%over 4 years

  2. 29 September 2021

    £630,000

Median price across the last 5 sales in HP10 9PE: £580,000 (2024–2015).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Uphill Cottages, Treadaway Road, Flackwell Heath, High Wycombe, HP10 9PE. The detail, evidence and what to ask about it are in the Risks Report.
  • A planning decision worth checkingIn 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

Overview

About 2 Uphill Cottages

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

2 Uphill Cottages is a three-bedroom semi-detached house in Flackwell Heath, High Wycombe, High Wycombe (HP10 9PE). It has a recorded floor area of 150 m² (around 1615 sq ft), construction records dating it to before 1900 and council tax band E. The latest certificate (July 2024) shows a D (score 63), on the cusp of jumping into the C band. When first surveyed in September 2018 the rating was E, the property has climbed 1 band since. The recommended improvements would push it to C (score 80). Period features are noted in the property record. Records show the property has been extended at some point in its history.

At 150 m² the property is well over the postcode median (89 m² across 8 EPCs), placing it in the larger end of the local stock. Most recent transfer was November 2025 at £541,000 — fresh data. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 2021–2025, sale prices on this property compounded at -3.6% per year. Today's modelled estimate of £634,000 is 17.2% above the 2025 sale price. On a £-per-square-foot basis, the last sale (£335/sq ft) was about 20.3% below the postcode norm.

Specifications

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

  • Bedrooms3
  • Bathrooms3
  • Open-plan layoutYes
  • Dining roomYes
  • EnsuiteYes

Outside

  • DrivewayYes

Building

  • Period featuresYes
  • Previously extendedYes
  • RefurbishedYes
Before you decide

Everything you need to know about 2 Uphill Cottages

The true value, the hidden risks and the full sale history, in one report.

A planning decision worth checking

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Jul 2024

EPC Rating

A
B
C
D
D63
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.5 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 18 July 2034

7 years remaining

Property Improvements

Changes detected from historical EPC data

Jul 2024from Sept 2018
EPC improved fromE51toD63
Heating Controls
Prog + TRVsFull

Heating controls upgraded for better temperature management

Planning

Planning history

Applications and permits filed against 2 Uphill Cottages, Treadaway Road, Flackwell Heath, High Wycombe, HP10 9PE, sourced from the PlanIt planning register.

A recent planning application at 2 Uphill Cottages was refused — worth checking the council file.

2 applications on record at 2 Uphill Cottages, Treadaway Road, Flackwell Heath, High Wycombe, HP10 9PE

2decisions2extensions16documents3nearby
  1. Jul 2009
    ExtensionFull
    Outcome in report

    Extension: Single storey

    Householder application for construction of first floor infill extension

    Documents
    6 docs on file
    Reference
    09/05914/FUL
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock 2 Uphill Cottages, Treadaway Road, Flackwell Heath, High Wycombe, HP10 9PE's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (2 on record)
  • All 2 applications on this property in full, plus 3 notable nearby
  • The 16 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Treadaway Road homes

Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.

Price per m² for 2 Uphill Cottages lags the street by a wide margin.

Price per m²

£3,607

Street avg £4,531

Strongly below

Floor Area

150 m²

Street avg 111 m²

Strongly above

Habitable Rooms

7 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

5.5 t/year

Street avg 4.3 t/year

Strongly below
Area

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.
Full High Wycombe report

Crime

59/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

The Three Horseshoes — bus stop.

Closest school

0.5 km

Carrington Junior School. 12 schools nearby.

Nearest schools

  • Carrington Junior SchoolPrimary486m
  • Carrington Infant SchoolPrimary486m
  • Juniper Hill SchoolPrimary783m
  • Loudwater Combined SchoolPrimary789m

Nearest stops

  • The Three HorseshoesBus stop143m
  • Swains LaneBus stop164m
  • The CommonBus stop311m
  • GreenlandsBus stop424m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around HP10 9PE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP10 9PE

Daytime· 07:00 – 23:00

54.7dB

Low
Night-time road noise heatmap for HP10 9PE

Night-time· 23:00 – 07:00

46.6dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls

Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,155 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£564k

1 Aspen Road

HP10 9FA

3 bed2 bath
£529k

1 Birfield Road, Loudwater

HP10 9TW

3 bed2 bath
£483k

1 Conway Close, Loudwater

HP10 9TR

3 bed1 bath
£844k

1 Cherrywood Gardens, Flackwell Heath

HP10 9AX

3 bed2 bath
£676k

1 Chiltern Green, Flackwell Heath

HP10 9AJ

4 bed2 bath
£550k

1 Clay Close, Flackwell Heath

HP10 9BG

4 bed
£748k

1 Bracken Way, Flackwell Heath

HP10 9JX

4 bed1 bath
£765k

1 Chilterns Close, Flackwell Heath

HP10 9BB

4 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 2 Uphill Cottages is modelled from its 150 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP10 9PE. 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. 2 sales are recorded for 2 Uphill Cottages. 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 Uphill Cottages was lodged in July 2024 at band D and is valid until July 2034. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 2 Uphill Cottages. 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 12 schools and 30 stops listed are measured in a straight line from HP10 9PE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Uphill Cottages is in council tax band E. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 Uphill Cottages, Treadaway Road, Flackwell Heath, High Wycombe, HP10 9PE. Each answer is also embedded as structured data for search engines.

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