Model valuation£417,0008 Busby Close
Local market context
9 Rugby Rise, High Wycombe, HP11 1AJ
Estimated value
£440,000
- Since the 2012 sale (£281,000)+57%
- Against HP11 1AJ's recent median (£445,000)-1%
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
End terrace
Habitable rooms
4
From EPC
Floor area
116 m²
1249 sq ft
Energy rating
C
Score 77
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
£440,000
- Against its 2012 sale (£281,000)+57%
- Against HP11 1AJ's recent median (£445,000)-1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Rugby Rise is modelled from its 116 m² EPC floor area, its 2 recorded sales 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
116 m² from the EPC lodged in June 2012
Sales of this home
2 sales recorded, the latest in 2012
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 | 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.
9 Rugby Rise valuation sits well clear of the typical sold price in this postcode.
Sales timeline
13 December 2012Most recent
£281,000
+7.3%over 8 years20 May 2004
£262,000
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 9 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
One time fee only - money back guarantee
About 9 Rugby Rise
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Rugby Rise is an end-of-terrace house in High Wycombe (HP11 1AJ). It has a recorded floor area of 116 m² (around 1249 sq ft), construction records dating it to 2003-2006 and council tax band E. The latest certificate (June 2012) shows a C (score 77), near the top of the C band. The recommended improvements would push it to B (score 86). The latest certificate is from June 2012, so improvements made since then won't be reflected.
Across 2004–2012, sale prices on this property compounded at 0.8% per year. Today's modelled estimate of £440,000 sits 56.6% above the 2012 sale of £281,000. On a £-per-square-foot basis, the last sale (£225/sq ft) was about 17.3% below the postcode norm. 14 years since the last transfer (December 2012).
Before you decide
Everything you need to know about 9 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.
9 Rugby Rise'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 11 Jun 2022
Current Certificate
Jun 2012EPC Rating
A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 11 June 2022
Planning history
Applications and permits filed against 9 Rugby Rise, High Wycombe, HP11 1AJ, sourced from the PlanIt planning register.
9 Rugby Rise 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 Rugby Rise homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 9 Rugby Rise stands well clear of the street.
Price per m²
£2,422
Street avg £3,699
Floor Area
116 m²
Street avg 113 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
2.6 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 centuryEnd-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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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 9 Rugby Rise is modelled from its 116 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 9 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 9 Rugby Rise was lodged in June 2012 at band C and expired in June 2022, 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 9 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
- 9 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 9 Rugby Rise, High Wycombe, HP11 1AJ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in HP11 1AJSold prices, values and energy ratings for the postcode
- HP 11 property marketPrices, postcodes, schools and transport across the district
- 9 Rugby Rise, High Wycombe valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales