Model valuation£417,0008 Busby Close
Local market context
16 Greenlands, Flackwell Heath, High Wycombe, HP10 9PL
4 sales on record1 planning record
Estimated value
£789,000
- Since the 2026 sale (£850,000)-7%
- Against HP10 9PL's recent median (£575,000)+37%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Floor area
215 m²
2314 sq ft
Energy rating
C
Score 75
Council tax
Band E
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
£789,000
- Against its 2026 sale (£850,000)-7%
- Against HP10 9PL's recent median (£575,000)+37%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Greenlands is modelled from its 215 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HP10 9PL. 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
215 m² from the EPC lodged in September 2025
Sales of this home
4 sales recorded, the latest in 2026
Recent sales in HP10 9PL
5 sales, median £575,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | 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.
Latest sale on 16 Greenlands was the highest on Land Registry record across the postcode.
Sales timeline
30 March 2026Most recent
£850,000
+102.4%over 12 years19 September 2013
£420,000
+7.7%over 6 years21 December 2006
£390,000
+310.5%over 10 years9 May 1996
£95,000
Median price across the last 5 sales in HP10 9PL: £575,000 (2025–2022).
Nearby sales in HP10 9PL
33 Greenlands, Flackwell Heath, High Wycombe, HP10 9PL
Sold Feb 2025
£690,00018 Greenlands, Flackwell Heath, High Wycombe, HP10 9PL
Sold Feb 2024
£570,0001 Greenlands, Flackwell Heath, High Wycombe, HP10 9PL
Sold Oct 2022
£825,00027 Greenlands, Flackwell Heath, High Wycombe, HP10 9PL
Sold Aug 2022
£575,00024 Greenlands, Flackwell Heath, High Wycombe, HP10 9PL
Sold Mar 2022
£565,000
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
One time fee only - money back guarantee
About 16 Greenlands
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Greenlands is a four-bedroom semi-detached house in Flackwell Heath, High Wycombe, High Wycombe (HP10 9PL). It has a recorded floor area of 215 m² (around 2314 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (September 2025) shows a C (score 75), near the top of the C band. When first surveyed in July 2009 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Good; while roof efficiency dropped from Good to Average and window efficiency dropped from Good to Average. Other recorded features include a loft.
At 215 m² the property is well over the postcode median (112 m² across 13 EPCs), placing it in the larger end of the local stock. Most recent transfer was March 2026 at £850,000 — fresh data. One planning record on file: an extension approved in 2016. Past consents include an extension, meaningful when judging how the property has evolved. Across 1996–2026, sale prices on this property compounded at 7.6% 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
- Bedrooms4
- Dining roomYes
- Utility roomYes
- LoftYes
Outside
- Private gardenYes
- ParkingYes
Before you decide
Everything you need to know about 16 Greenlands
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.
Current Certificate(1 of 3)
Sept 2025
EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 September 2035
Property Improvements
Changes detected from historical EPC data
Mar 2010from Jul 2009
Heating Controls
FullProg + Stat
Heating controls changed
Low Energy Lighting
0%20%
More low energy lighting installed
Sept 2025from Mar 2010
EPC improved fromD62toC75
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
Partial DoubleFull Double
Windows upgraded, improving insulation
Low Energy Lighting
20%100%
More low energy lighting installed
Planning history
Applications and permits filed against 16 Greenlands, Flackwell Heath, High Wycombe, HP10 9PL, sourced from the PlanIt planning register.
1 application on record at 16 Greenlands, Flackwell Heath, High Wycombe, HP10 9PL
1decisions1extensions5documents3nearby
- Apr 2016ExtensionFullOutcome in report
Extension: Part single, part two storey
Householder application for construction of part two storey, part single storey front extension, part two storey, part single storey, part first floor rear extension and fenestration alterations.
- Documents
- 5 docs on file
- Reference
- 16/05509/FUL
Unlock 16 Greenlands, Flackwell Heath, High Wycombe, HP10 9PL'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, plus 3 notable nearby
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Greenlands homes
Four headline reads against 13 similar houses on this street, drawn from the latest EPC and Land Registry data.
Years Held for 16 Greenlands lags the street by a wide margin.
Price per m²
£3,953
Street avg £4,124
Floor Area
215 m²
Street avg 129 m²
Habitable Rooms
8 rooms
Street avg 6 rooms
CO₂ Emissions
4.4 t/year
Street avg 5.4 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.
Crime
59/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Highlands — bus stop.
Closest school
0.2 km
Juniper Hill School. 11 schools nearby.
Nearest schools
- Juniper Hill SchoolPrimary190m
- Carrington Junior SchoolPrimary845m
- Carrington Infant SchoolPrimary845m
- Loudwater Combined SchoolPrimary1.4km
Nearest stops
- HighlandsBus stop153m
- Chapman LaneBus stop162m
- GreenlandsBus stop172m
- Straight BitBus stop183m
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 9PL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.5dB
Night-time· 23:00 – 07:00
41.1dB
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 3 Building Survey
Mid 20th centurySemi-Detached HouseEPC CExtended multiple times (2+ extensions)
Because the property has been extended more than once, we believe a Level 3 building survey should be considered.
From £1,220 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£765k
1 Chilterns Close, Flackwell Heath
HP10 9BB
4 bed2 bath
£748k
1 Bracken Way, Flackwell Heath
HP10 9JX
4 bed1 bath
£676k
1 Chiltern Green, Flackwell Heath
HP10 9AJ
4 bed2 bath
£934k
1 Cherry Rise, Flackwell Heath
HP10 9PS
4 bed2 bath
£550k
1 Clay Close, Flackwell Heath
HP10 9BG
4 bed
£844k
1 Cherrywood Gardens, Flackwell Heath
HP10 9AX
3 bed2 bath
£564k
1 Aspen Road
HP10 9FA
3 bed2 bath
£529k
1 Birfield Road, Loudwater
HP10 9TW
3 bed2 bath
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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 16 Greenlands is modelled from its 215 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HP10 9PL. 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. 4 sales are recorded for 16 Greenlands. 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 16 Greenlands was lodged in September 2025 at band C and is valid until September 2035. 3 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 16 Greenlands. 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 11 schools and 30 stops listed are measured in a straight line from HP10 9PL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Greenlands 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 16 Greenlands, Flackwell Heath, High Wycombe, HP10 9PL. Each answer is also embedded as structured data for search engines.
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