1 Simatt House, 25 Station Road, Loudwater, High Wycombe, HP10 9SX
About 1 Simatt House
1 Simatt House is a detached house in Loudwater, High Wycombe, High Wycombe (HP10 9SX). It has a recorded floor area of 44 m² (around 477 sq ft) and construction records dating it to 1983-1990. At 44 m² this is the 2nd smallest of 5 units on EPC record in the building, where floor areas span 43–57 m². On EPC score it ranks last in the building (72 versus a best of 76). The latest certificate (March 2009) shows a C (score 72). The latest certificate is from March 2009, so improvements made since then won't be reflected.
It hasn't traded since June 2009, a hold of 17 years that's notably long for the area. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. Across 2001–2009, sale prices on this property compounded at 2.1% per year. Today's modelled estimate of £225,000 sits 65.4% above the 2009 sale of £136,000.
Know exactly what you're buying at 1 Simatt House
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
1 Simatt House's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 29 Mar 2019
EPC Rating
Planning history
1 Simatt House has no planning applications on record.
Notable planning nearby
3applications of note in the surrounding area
Sales history & valuation
The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.
£225,000
Modelled from EPC, postcode comparables and a sale-price growth of 2.1% per year over 8 years.
£136,000
Growth on file: 2.1% per year over 8 years.
Sales timeline
18 June 2009Most recent
£136,000
+18.3%over 7 years25 June 2001
£115,000
Median price across the last 5 sales in HP10 9SX: £230,000 (2023–2015).
Nearby sales in HP10 9SX
4 Simatt House, 25 Station Road, Loudwater, High Wycombe, HP10 9SX
Sold Feb 2023
£228,0005 Simatt House, 25 Station Road, Loudwater, High Wycombe, HP10 9SX
Sold Nov 2018
£231,0002 Simatt House, 25 Station Road, Loudwater, High Wycombe, HP10 9SX
Sold Apr 2017
£231,0003 Simatt House, 25 Station Road, Loudwater, High Wycombe, HP10 9SX
Sold May 2015
£185,000
Everything we know about 1 Simatt House, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
- Am I paying too much?
- Is something wrong with it?
- Is the agent's story true?
- Will it hold its value?
Versus other Station Road homes
Price per m² for 1 Simatt House lags the street by a wide margin.
Price per m²
£3,070
Street avg £4,455
Floor Area
44 m²
Street avg 50 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.0 t/year
Street avg 1.5 t/year
Similar properties nearby
1 Brookside, Station Road, Loudwater
HP10 9TN
1 Beech Close, Flackwell Heath
HP10 9DL
1 Cherry Corner, The Common, Flackwell Heath
HP10 9PA
1 Buckingham Way, Flackwell Heath
HP10 9EH
1 Fassetts Road, Loudwater
HP10 9UW
1 Altona Road, Loudwater
HP10 9RW
1 Ashwood Road
HP10 9FZ
1 Buckthorn Close
HP10 9GA
The neighbourhood at a glance
Reported crime in the wider district is trending notably upward year-on-year.
Crime
3/mo
Rising year-on-year across the wider district.
Nearest stop
0.1 km
Station Road — bus stop.
Closest school
0.5 km
Loudwater Combined School. 11 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
59.2dB
Night-time· 23:00 – 07:00
52.2dB