Model valuation£417,0008 Busby Close
Local market context
Widgeon House, Flat 2, The Millstream, London Road, High Wycombe, HP11 1AF
4 sales on record
Estimated value
£246,000
- Since the 2021 sale (£260,000)-5%
- Against HP11 1AF's recent median (£190,000)+29%
Newest record on this page: November 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor Ground
Bedrooms
2
Floor area
47 m²
506 sq ft
Energy rating
C
Score 74
Council tax
Band C
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
£246,000
- Against its 2021 sale (£260,000)-5%
- Against HP11 1AF's recent median (£190,000)+29%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Widgeon House is modelled from its 47 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HP11 1AF. 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
47 m² from the EPC lodged in January 2013
Sales of this home
4 sales recorded, the latest in 2021
Recent sales in HP11 1AF
5 sales, median £190,000 (2023–2006)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2023 | 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 Widgeon House was the highest on Land Registry record across the postcode.
Sales timeline
29 March 2021Most recent
£260,000
+58.5%over 8 years20 February 2013
£164,000
+39.0%over 12 years26 January 2001
£118,000
+77.4%over 4 years3 October 1996
£66,500
Median price across the last 5 sales in HP11 1AF: £190,000 (2023–2006).
Nearby sales in HP11 1AF
Widgeon House, Flat 3, The Millstream, London Road, High Wycombe, HP11 1AF
Sold Nov 2023
£255,000Widgeon House, Flat 8, The Millstream, London Road, High Wycombe, HP11 1AF
Sold Jun 2017
£220,000Widgeon House, Flat 4, The Millstream, London Road, High Wycombe, HP11 1AF
Sold Jan 2008
£190,000Widgeon House, Flat 1, The Millstream, London Road, High Wycombe, HP11 1AF
Sold Dec 2006
£168,000Widgeon House, Flat 5, The Millstream, London Road, High Wycombe, HP11 1AF
Sold Nov 2006
£169,500
What this page doesn't show
2 potential issues have already been flagged for Widgeon House, Flat 2, The Millstream, London Road, High Wycombe, HP11 1AF. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn 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 Widgeon House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Widgeon House is a two-bedroom end-of-terrace house in High Wycombe (HP11 1AF). It has a recorded floor area of 47 m² (around 506 sq ft), construction records dating it to 1983-1990 and council tax band C. At 47 m² this is the smallest unit on EPC record across Widgeon House (47–62 m²). The building's EPC ratings span E to C, with this unit at the top. On EPC score it ranks first in the building (74 versus a worst of 44). The latest certificate (January 2013) shows a C (score 74). Main heating runs on electricity. The latest certificate is from January 2013, so improvements made since then won't be reflected.
Last sale on file: £260,000 in March 2021. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. At 47 m² it's 19% smaller than the typical home in the postcode (58 m² median across 7 EPCs). Its energy rating outperforms most of the postcode (better than 71% of similar EPCs). Across 1996–2021, sale prices on this property compounded at 5.7% per year. On a £-per-square-foot basis, the last sale (£514/sq ft) was about 165.6% 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
- CloakroomYes
- EnsuiteYes
Outside
- Communal gardenYes
- ParkingAllocated
Building
- Heating systemElectric
- ConciergeYes
- RefurbishedYes
Before you decide
Everything you need to know about Widgeon House
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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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.
Widgeon 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 30 Jan 2023
Current Certificate
Jan 2013EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 30 January 2023
Planning history
Applications and permits filed against Widgeon House, Flat 2, The Millstream, London Road, High Wycombe, HP11 1AF, sourced from the PlanIt planning register.
Widgeon House has no planning applications on record.
9
But the area is active
9 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other The Millstream homes
Four headline reads against 7 similar flats on this street, drawn from the latest EPC and Land Registry data.
Price per m² for Widgeon House runs comfortably ahead of the street norm.
Price per m²
£5,532
Street avg £3,341
Floor Area
47 m²
Street avg 58 m²
Habitable Rooms
3 rooms
Street avg 3 rooms
CO₂ Emissions
2.9 t/year
Street avg 3.2 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.
Rail-style transport is unusually close for this postcode.
Crime
228/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Cricket Ground — bus stop.
Closest school
0.8 km
Hannah Ball Academy. 20 schools nearby.
Nearest schools
- Hannah Ball AcademyPrimary750m
- Beechview AcademyPrimary971m
- The Highcrest AcademySecondary978m
- Abbey View Primary AcademyPrimary1.2km
Nearest stops
- Cricket GroundBus stop102m
- Gordon RoadBus stop217m
- Trinity ChurchBus stop376m
- Chichester CloseBus stop382m
Most reported crime locally
- Violence & Sexual Offences1,087 reports32%
- Shoplifting670 reports20%
- Public Order336 reports10%
- Anti-social Behaviour317 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 HP11 1AF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.0dB
Night-time· 23:00 – 07:00
40.6dB
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
Late 20th centuryGround Floor FlatEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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Flat
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14 15, Flat, Easton Street
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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 Widgeon House is modelled from its 47 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HP11 1AF. 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 Widgeon 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 Widgeon House was lodged in January 2013 at band C and expired in January 2023, 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. None is matched to Widgeon 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 15 months, which places each incident at an approximate point. The 20 schools and 30 stops listed are measured in a straight line from HP11 1AF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Widgeon House is in council tax band C. 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 Widgeon House, Flat 2, The Millstream, London Road, High Wycombe, HP11 1AF. Each answer is also embedded as structured data for search engines.
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- Widgeon House, Flat 2, The Millstream, London Road, High Wycombe valuationHow the estimate is built and what moves it
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