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16 Highlands, Flackwell Heath, High Wycombe, HP10 9PP

1 planning record

Estimated value

£490,000

  • Since the 2017 sale (£410,000)+20%
  • Against HP10 9PP's recent median (£527,500)-7%

Newest record on this page: December 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
2
Bathroom
1
Floor area
80 m²
861 sq ft
Energy rating
E
Score 40
Council tax
Band D
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

£490,000

  • Against its 2017 sale (£410,000)+20%
  • Against HP10 9PP's recent median (£527,500)-7%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 16 Highlands is modelled from its 80 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP10 9PP. 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

    80 m² from the EPC lodged in September 2016

  • Sales of this home

    2 sales recorded, the latest in 2017

  • Recent sales in HP10 9PP

    5 sales, median £527,500 (2025–2017)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: December 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

Sale price has at least doubled since 2000.

Sales timeline

  1. 2 March 2017Most recent

    £410,000

    +162.8%over 16 years

  2. 27 April 2000

    £156,000

Median price across the last 5 sales in HP10 9PP: £527,500 (2025–2017).

Risks

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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Overview

About 16 Highlands

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

16 Highlands is a two-bedroom semi-detached house in Flackwell Heath, High Wycombe, High Wycombe (HP10 9PP). It has a recorded floor area of 80 m² (around 861 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (September 2016) shows an E (score 40), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 67).

One planning record on file: an extension approved in 2001. Past consents include an extension and a porch, meaningful when judging how the property has evolved. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs). Across 2000–2017, sale prices on this property compounded at 5.9% per year. Today's modelled estimate of £490,000 is 19.5% above the 2017 sale price. On a £-per-square-foot basis, the last sale (£476/sq ft) was about 51.7% above the typical sold price in the postcode. 9 years since the last transfer (March 2017).

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

  • Bedrooms2
  • Bathrooms1
Before you decide

Everything you need to know about 16 Highlands

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

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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.

16 Highlands'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 27 Sept 2026

Current Certificate
Sept 2016

EPC Rating

A
B
C
D
E
E40
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
6.6 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 27 September 2026

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 16 Highlands, Flackwell Heath, High Wycombe, HP10 9PP, sourced from the PlanIt planning register.

1 application on record at 16 Highlands, Flackwell Heath, High Wycombe, HP10 9PP

1decisions1extensions3documents3nearby
  1. Jan 2001
    PorchFull
    Outcome in report

    Extension: Front of property

    Erection of front porch and pitched roof to front elevation dormer

    Extension
    Documents
    3 docs on file
    Reference
    00/07787/FUL
    Full record in report

Unlock 16 Highlands, Flackwell Heath, High Wycombe, HP10 9PP'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 3 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Highlands homes

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

On epc rating, 16 Highlands runs well behind the street norm.

Price per m²

£5,125

Street avg £4,864

On par

Floor Area

80 m²

Street avg 94 m²

Below

Habitable Rooms

4 rooms

Street avg 5 rooms

Strongly below

CO₂ Emissions

6.6 t/year

Street avg 4.2 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

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

Highlands — bus stop.

Closest school

0.2 km

Juniper Hill School. 11 schools nearby.

Nearest schools

  • Juniper Hill SchoolPrimary158m
  • Carrington Junior SchoolPrimary883m
  • Carrington Infant SchoolPrimary883m
  • Loudwater Combined SchoolPrimary1.5km

Nearest stops

  • HighlandsBus stop112m
  • Green Dragon LaneBus stop230m
  • Chapman LaneBus stop276m
  • Straight BitBus stop292m

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 9PP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP10 9PP

Daytime· 07:00 – 23:00

48.9dB

Low
Night-time road noise heatmap for HP10 9PP

Night-time· 23:00 – 07:00

39.5dB

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 2 HomeBuyer Report

Late 20th centurySemi-Detached HouseEPC E

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £695 · 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.
£522k

1 Carrington Avenue, Flackwell Heath

HP10 9AL

2 bed1 bath
£393k

1 Fassetts Road, Loudwater

HP10 9UW

2 bed1 bath
£483k

1 Conway Close, Loudwater

HP10 9TR

3 bed1 bath
£282k

1 Cherry Corner, The Common, Flackwell Heath

HP10 9PA

2 bed1 bath
£529k

1 Birfield Road, Loudwater

HP10 9TW

3 bed2 bath
£564k

1 Aspen Road

HP10 9FA

3 bed2 bath
£226k

1 Brookside, Station Road, Loudwater

HP10 9TN

2 bed1 bath
£844k

1 Cherrywood Gardens, Flackwell Heath

HP10 9AX

3 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 16 Highlands is modelled from its 80 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP10 9PP. 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 16 Highlands. 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 Highlands was lodged in September 2016 at band E and expired in September 2026, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 16 Highlands. 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 9PP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
16 Highlands is in council tax band D. 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 16 Highlands, Flackwell Heath, High Wycombe, HP10 9PP. Each answer is also embedded as structured data for search engines.

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