Model valuation£417,0008 Busby Close
Local market context
12 Beech Street, High Wycombe, HP11 1AP
EPC B
Estimated value
£680,000
- Since the 2018 sale (£600,000)+13%
- Against HP11 1AP's recent median (£595,000)+14%
Newest record on this page: September 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor area
160 m²
1722 sq ft
Energy rating
B
Score 88
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
£680,000
- Against its 2018 sale (£600,000)+13%
- Against HP11 1AP's recent median (£595,000)+14%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 12 Beech Street is modelled from its 160 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 1AP. 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
160 m² from the EPC lodged in October 2017
Sales of this home
1 sale recorded, the latest in 2018
Recent sales in HP11 1AP
5 sales, median £595,000 (2024–2018)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2024 | 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.
Sales timeline
9 February 2018Most recent
£600,000
Median price across the last 5 sales in HP11 1AP: £595,000 (2024–2018).
Nearby sales in HP11 1AP
What this page doesn't show
2 potential issues have already been flagged for 12 Beech Street, High Wycombe, HP11 1AP. 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 12 Beech Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
12 Beech Street is a semi-detached house in High Wycombe (HP11 1AP). It has a recorded floor area of 160 m² (around 1722 sq ft). The latest certificate (October 2017) returns a high B (score 88), putting the home a stone's throw from an A rating.
9 years since the last transfer (February 2018). Today's modelled estimate of £680,000 is 13.3% above the 2018 sale price.
Before you decide
Everything you need to know about 12 Beech Street
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
Oct 2017EPC Rating
A
B
B88
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.7 t/year
Occupancy
—
Certificate validity
Valid until 23 October 2027
Planning history
Applications and permits filed against 12 Beech Street, High Wycombe, HP11 1AP, sourced from the PlanIt planning register.
12 Beech Street 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 Beech Street homes
Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.
12 Beech Street outperforms the street on floor area by a wide margin.
Price per m²
£3,750
Street avg £3,925
Floor Area
160 m²
Street avg 147 m²
CO₂ Emissions
1.7 t/year
Street avg 1.7 t/year
Years Held
9 years
Street avg 8 years
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
0.2 km
Pine Trees — bus stop.
Closest school
0.1 km
Abbey View Primary Academy. 21 schools nearby.
Nearest schools
- Abbey View Primary AcademyPrimary56m
- St Michael's Catholic SchoolAll-through770m
- St Michael's Catholic SchoolAll-through770m
- Wycombe High SchoolSecondary1.2km
Nearest stops
- Pine TreesBus stop198m
- St Michael's CampusBus stop564m
- St Michael's SchoolBus stop612m
- Abbey Barn ParkBus stop935m
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 1AP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
57.2dB
Night-time· 23:00 – 07:00
50.1dB
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
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Semi-Detached HouseEPC B
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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 12 Beech Street is modelled from its 160 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 1AP. 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 12 Beech Street. 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 12 Beech Street was lodged in October 2017 at band B and is valid until October 2027. 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 12 Beech Street. 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 21 schools and 30 stops listed are measured in a straight line from HP11 1AP, 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 12 Beech Street, High Wycombe, HP11 1AP. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in HP11 1APSold prices, values and energy ratings for the postcode
- HP 11 property marketPrices, postcodes, schools and transport across the district
- 12 Beech Street, 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