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45b, London Road, High Wycombe, HP11 1BN

Estimated value

£161,000

  • Since the 2022 sale (£34,188)+371%
  • Against HP11 1BN's recent median (£305,000)-47%

Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Floor 01
Habitable rooms
2
From EPC
Floor area
25 m²
269 sq ft
Energy rating
C
Score 71
Tenure
Owner Occupied
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Valuation

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

£161,000

  • Against its 2022 sale (£34,188)+371%
  • Against HP11 1BN's recent median (£305,000)-47%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 45b is modelled from its 25 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 1BN. 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

    25 m² from the EPC lodged in August 2022

  • Sales of this home

    1 sale recorded, the latest in 2022

  • Recent sales in HP11 1BN

    5 sales, median £305,000 (2026–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Latest sale on 45b was the lowest on Land Registry record across the postcode.

Sales timeline

  1. 15 June 2022Most recent

    £34,188

Median price across the last 5 sales in HP11 1BN: £305,000 (2026–2024).

Risks

What this page doesn't show

2 potential issues have already been flagged for 45b, London Road, High Wycombe, HP11 1BN. 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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Overview

About 45b

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

45b is a mid-terrace house in High Wycombe (HP11 1BN). It has a recorded floor area of 25 m² (around 269 sq ft) and construction records dating it to 1930-1949. At 25 m² this is the smallest unit on EPC record across the building (25–299 m²). The building's EPC ratings span G to B across 31 units on file. The latest certificate (August 2022) shows a C (score 71).

Today's modelled estimate of £161,000 sits 370.9% above the 2022 sale of £34,188. On a £-per-square-foot basis, the last sale (£127/sq ft) was about 57.5% below the postcode norm. At 25 m² it sits well below the postcode median (63 m² across 30 EPCs), making it one of the more compact homes locally. Last sale on file: £34,188 in June 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you decide

Everything you need to know about 45b

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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

45b's carbon output is low for the local stock.

Current Certificate
Aug 2022

EPC Rating

A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.2 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 2 August 2032

5 years remaining
Planning

Planning history

Applications and permits filed against 45b, London Road, High Wycombe, HP11 1BN, sourced from the PlanIt planning register.

45b 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.

On the street

Versus other London Road homes

Four headline reads against 22 similar flats on this street, drawn from the latest EPC and Land Registry data.

On price per m², 45b runs well behind the street norm.

Price per m²

£1,368

Street avg £4,263

Strongly below

Floor Area

25 m²

Street avg 58 m²

Strongly below

Habitable Rooms

2 rooms

Street avg 3 rooms

Below

CO₂ Emissions

1.2 t/year

Street avg 1.9 t/year

On par
Area

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.
Full High Wycombe report

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

0.7 km

Hannah Ball Academy. 21 schools nearby.

Nearest schools

  • Hannah Ball AcademyPrimary666m
  • The Highcrest AcademySecondary907m
  • Beechview AcademyPrimary950m
  • Hamilton AcademyPrimary1.2km

Nearest stops

  • Cricket GroundBus stop82m
  • Gordon RoadBus stop154m
  • Chichester CloseBus stop300m
  • Trinity ChurchBus stop388m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around HP11 1BN from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP11 1BN

Daytime· 07:00 – 23:00

50.2dB

Low
Night-time road noise heatmap for HP11 1BN

Night-time· 23:00 – 07:00

40.5dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Early 20th century1st Floor FlatEPC CSolid (non-cavity) walls

Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £820 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£178k

1 Aldridge Court, Mead Way

HP11 1SE

£183k

1 Beechwood, Chiltern Heights, Barracks Road

HP11 1FG

£185k

1 Chepping, Chiltern Heights, Barracks Road

HP11 1FG

£205k

1 Barratt Place, Easton Street

HP11 1XS

£206k

1 Arranmore House, Laurel Drive

HP11 1JD

£230k

1 Chequers Avenue

HP11 1GP

2 bed1 bath
£241k

1 Arizona Way

HP11 1AB

£246k

1 Chesterfield House, Chenille Drive

HP11 1SG

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 45b is modelled from its 25 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 1BN. 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 45b. 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 45b was lodged in August 2022 at band C and is valid until August 2032. 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 45b. 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 1BN, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 45b, London Road, High Wycombe, HP11 1BN. Each answer is also embedded as structured data for search engines.

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