Model valuation£417,0008 Busby Close
Local market context
2 Simatt House, 25 Station Road, Loudwater, High Wycombe, HP10 9SX
6 sales on record
Estimated value
£254,000
- Since the 2026 sale (£238,000)+7%
- Against HP10 9SX's recent median (£228,000)+11%
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
End terrace
Floor 01
Bedrooms
2
Bathroom
1
Floor area
57 m²
614 sq ft
Energy rating
C
Score 76
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
£254,000
- Against its 2026 sale (£238,000)+7%
- Against HP10 9SX's recent median (£228,000)+11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Simatt House is modelled from its 57 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in HP10 9SX. 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
57 m² from the EPC lodged in September 2025
Sales of this home
6 sales recorded, the latest in 2026
Recent sales in HP10 9SX
5 sales, median £228,000 (2023–2014)
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 | None on this home | 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 2 Simatt House was the highest on Land Registry record across the postcode.
Sales timeline
19 March 2026Most recent
£238,000
+3.0%over 8 years27 April 2017
£231,000
+21.6%over 1 year29 April 2015
£190,000
+15.2%over 7 years20 April 2008
£165,000
+27.4%over 2 years10 February 2006
£129,500
+17.7%over 4 years2 August 2001
£110,000
Median price across the last 5 sales in HP10 9SX: £228,000 (2023–2014).
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
£231,0003 Simatt House, 25 Station Road, Loudwater, High Wycombe, HP10 9SX
Sold May 2015
£185,0001 Simatt House, 25 Station Road, Loudwater, High Wycombe, HP10 9SX
Sold Jun 2009
£136,000
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 2 Simatt House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Simatt House is a two-bedroom end-of-terrace house in Loudwater, High Wycombe, High Wycombe (HP10 9SX). It has a recorded floor area of 57 m² (around 614 sq ft) and construction records dating it to 1983-1990. At 57 m² this is the largest unit on EPC record across the building (44–57 m²). The building's EPC ratings span D to C, with this unit at the top. On EPC score it ranks first in the building (76 versus a worst of 68). The latest certificate (September 2025) shows a C (score 76), near the top of the C band. The rating has held steady at C across 2 certificates since June 2014. Between certificates, window efficiency dropped from Good to Average and lighting dropped from Very Good to Poor.
Most recent transfer was March 2026 at £238,000 — fresh data. Across the public record there are 6 sales, relatively high churn for a single property. At 57 m² it's 23.9% larger than the typical home in the postcode (46 m² median across 4 EPCs). Across 2001–2026, sale prices on this property compounded at 3.2% per year. On a £-per-square-foot basis, the last sale (£388/sq ft) was about 35.1% above the typical sold price in the postcode.
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
Outside
- Private gardenYes
- ParkingOff street
Building
- RefurbishedYes
Before you decide
Everything you need to know about 2 Simatt House
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
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.
2 Simatt House's carbon output is low for the local stock.
Current Certificate(1 of 2)
Sept 2025
EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 17 September 2035
Planning history
Applications and permits filed against 2 Simatt House, 25 Station Road, Loudwater, High Wycombe, HP10 9SX, sourced from the PlanIt planning register.
2 Simatt House has no planning applications on record.
3
But the area is active
3 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Station Road homes
Four headline reads against 4 similar flats on this street, drawn from the latest EPC and Land Registry data.
Years Held for 2 Simatt House lags the street by a wide margin.
Price per m²
£4,175
Street avg £4,151
Floor Area
57 m²
Street avg 47 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
1.5 t/year
Street avg 1.7 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
0.1 km
Station Road — bus stop.
Closest school
0.5 km
Loudwater Combined School. 11 schools nearby.
Nearest schools
- Loudwater Combined SchoolPrimary519m
- Carrington Junior SchoolPrimary1.0km
- Carrington Infant SchoolPrimary1.0km
- Juniper Hill SchoolPrimary1.3km
Nearest stops
- Station RoadBus stop84m
- St Peter's CloseBus stop152m
- The PapermillBus stop285m
- Woodside CloseBus stop307m
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 9SX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
59.2dB
Night-time· 23:00 – 07:00
52.2dB
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 2 HomeBuyer Report
Late 20th century1st Floor FlatEPC C
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 £545 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£282k
1 Cherry Corner, The Common, Flackwell Heath
HP10 9PA
2 bed1 bath
£226k
1 Brookside, Station Road, Loudwater
HP10 9TN
2 bed1 bath
£393k
1 Fassetts Road, Loudwater
HP10 9UW
2 bed1 bath
£522k
1 Carrington Avenue, Flackwell Heath
HP10 9AL
2 bed1 bath
£483k
1 Conway Close, Loudwater
HP10 9TR
3 bed1 bath
£529k
1 Birfield Road, Loudwater
HP10 9TW
3 bed2 bath
£564k
1 Aspen Road
HP10 9FA
3 bed2 bath
£844k
1 Cherrywood Gardens, Flackwell Heath
HP10 9AX
3 bed2 bath
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
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 2 Simatt House is modelled from its 57 m² EPC floor area, its 6 recorded sales and recent sales of comparable homes in HP10 9SX. 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. 6 sales are recorded for 2 Simatt House. 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 Simatt House was lodged in September 2025 at band C and is valid until September 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 2 Simatt House. 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 9SX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 2 Simatt House, 25 Station Road, Loudwater, High Wycombe, HP10 9SX. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in HP10 9SXSold prices, values and energy ratings for the postcode
- HP 10 property marketPrices, postcodes, schools and transport across the district
- 2 Simatt House, 25 Station Road, Loudwater, High Wycombe valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales