Model valuation£417,0008 Busby Close
Local market context
8 Rugby Rise, High Wycombe, HP11 1AJ
1 planning record
Estimated value
£470,000
- Since the 2004 sale (£249,999)+88%
- Against HP11 1AJ's recent median (£445,000)+6%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Bedrooms
3
Bathrooms
2
Floor area
113 m²
1216 sq ft
Energy rating
C
Score 76
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
£470,000
- Against its 2004 sale (£249,999)+88%
- Against HP11 1AJ's recent median (£445,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 8 Rugby Rise is modelled from its 113 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 1AJ. 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
113 m² from the EPC lodged in May 2019
Sales of this home
1 sale recorded, the latest in 2004
Recent sales in HP11 1AJ
5 sales, median £445,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | 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 8 Rugby Rise was the lowest on Land Registry record across the postcode.
Sales timeline
18 May 2004Most recent
£249,999
Median price across the last 5 sales in HP11 1AJ: £445,000 (2025–2021).
Nearby sales in HP11 1AJ
What this page doesn't show
2 potential issues have already been flagged for 8 Rugby Rise, High Wycombe, HP11 1AJ. 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
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About 8 Rugby Rise
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Rugby Rise is a three-bedroom mid-terrace house in High Wycombe (HP11 1AJ). It has a recorded floor area of 113 m² (around 1216 sq ft), construction records dating it to 2003-2006 and council tax band E. The latest certificate (May 2019) shows a C (score 76), near the top of the C band. The recommended improvements would push it to B (score 86). Other recorded features include a conservatory.
Held since May 2004 — that's 22 years off the open market, well above the local norm. Today's modelled estimate of £470,000 sits 88% above the 2004 sale of £249,999. On a £-per-square-foot basis, the last sale (£206/sq ft) was about 23.9% below the postcode norm. One planning record on file: a garage conversion approved in 2014. Past consents include a garage conversion, meaningful when judging how the property has evolved.
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
- Bedrooms3
- Bathrooms2
- EnsuiteYes
- ConservatoryYes
Outside
- Private gardenYes
- DrivewayYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 8 Rugby Rise
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.
Current Certificate
May 2019EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.7 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 11 May 2029
Planning history
Applications and permits filed against 8 Rugby Rise, High Wycombe, HP11 1AJ, sourced from the PlanIt planning register.
1 application on record at 8 Rugby Rise, High Wycombe, HP11 1AJ
1decisions1extensions8documents9nearby
- Feb 2014Garage ConversionFullOutcome in report
Householder application to replace existing garage door with window to front of property in connection with conversion of garage into habitable accommodation.
- Documents
- 8 docs on file
- Reference
- 14/05058/FUL
Unlock 8 Rugby Rise, High Wycombe, HP11 1AJ'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 9 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Rugby Rise homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
Price per m² for 8 Rugby Rise lags the street by a wide margin.
Price per m²
£2,212
Street avg £3,725
Floor Area
113 m²
Street avg 113 m²
Habitable Rooms
5 rooms
Street avg 5 rooms
CO₂ Emissions
2.7 t/year
Street avg 2.8 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
228/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Rugby Club — bus stop.
Closest school
0.6 km
Loudwater Combined School. 13 schools nearby.
Nearest schools
- Loudwater Combined SchoolPrimary563m
- Marsh SchoolPrimary808m
- Carrington Junior SchoolPrimary1.2km
- Carrington Infant SchoolPrimary1.2km
Nearest stops
- Rugby ClubBus stop72m
- General HavelockBus stop344m
- The King George V PHBus stop368m
- Hammersley LaneBus stop383m
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 1AJ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
56.6dB
Night-time· 23:00 – 07:00
49.2dB
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
21st centuryMid-Terrace HouseEPC C
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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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1 Chequers Avenue
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1 Austenwood Close
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1 Brambleside
HP11 1JZ
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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 8 Rugby Rise is modelled from its 113 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 1AJ. 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. 1 sale is recorded for 8 Rugby Rise. 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 8 Rugby Rise was lodged in May 2019 at band C and is valid until May 2029. 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 8 Rugby Rise. 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 13 schools and 30 stops listed are measured in a straight line from HP11 1AJ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 8 Rugby Rise 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 8 Rugby Rise, High Wycombe, HP11 1AJ. Each answer is also embedded as structured data for search engines.
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- Every home in HP11 1AJSold prices, values and energy ratings for the postcode
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- 8 Rugby Rise, High Wycombe valuationHow the estimate is built and what moves it
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