Model valuation£417,0008 Busby Close
Local market context
Trees, Gypsy Lane, High Wycombe, HP11 1DS
1 planning record
Estimated value
£973,000
- Since the 2015 sale (£660,000)+47%
- Against HP11 1DS's recent median (£1,230,000)-21%
Newest record on this page: October 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
8
From EPC
Floor area
169 m²
1819 sq ft
Energy rating
D
Score 67
Council tax
Band G
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
£973,000
- Against its 2015 sale (£660,000)+47%
- Against HP11 1DS's recent median (£1,230,000)-21%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Trees is modelled from its 169 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 1DS. 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
169 m² from the EPC lodged in July 2014
Sales of this home
1 sale recorded, the latest in 2015
Recent sales in HP11 1DS
1 sale, median £1,230,000 (2024–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2024 | 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.
Sales timeline
16 April 2015Most recent
£660,000
Median price across the last 1 sales in HP11 1DS: £1,230,000 (2024–2024).
Nearby sales in HP11 1DS
What this page doesn't show
2 potential issues have already been flagged for Trees, Gypsy Lane, High Wycombe, HP11 1DS. 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 Trees
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Trees is a detached house in High Wycombe (HP11 1DS). It has a recorded floor area of 169 m² (around 1819 sq ft), construction records dating it to 1950-1966 and council tax band G. The latest certificate (July 2014) shows a D (score 67), on the cusp of jumping into the C band. When first surveyed in February 2012 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Poor to Good, window efficiency went from Very Poor to Good and hot-water efficiency went from Poor to Good. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from July 2014, so improvements made since then won't be reflected.
One planning record on file: an extension approved in 2013. Past consents include an extension, meaningful when judging how the property has evolved. 11 years since the last transfer (April 2015). Today's modelled estimate of £973,000 is 47.4% above the 2015 sale price.
Before you decide
Everything you need to know about Trees
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 17 Jul 2024
Current Certificate(1 of 2)
Jul 2014
EPC Rating
A
B
C
D
D67
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.0 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 17 July 2024
Property Improvements
Changes detected from historical EPC data
Jul 2014from Feb 2012
EPC improved fromF23toD67
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
SingleFull Double
Single glazing replaced with double or better glazing
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against Trees, Gypsy Lane, High Wycombe, HP11 1DS, sourced from the PlanIt planning register.
Council records include a two-storey side extension at Trees.
1 application on record at Trees, Gypsy Lane, High Wycombe, HP11 1DS
1decisions1extensions12documents9nearby
- Feb 2013ExtensionFullOutcome in report
Extension: Two storey · Side of property
Householder application for construction of two storey side extension
- Documents
- 12 docs on file
- Reference
- 13/05043/FUL
Unlock Trees, Gypsy Lane, High Wycombe, HP11 1DS'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 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
228/mo
Falling year-on-year across the wider district.
Nearest stop
0.4 km
Chestnut Avenue — bus stop.
Closest school
0.6 km
Beechview Academy. 20 schools nearby.
Nearest schools
- Beechview AcademyPrimary621m
- Marsh SchoolPrimary766m
- Abbey View Primary AcademyPrimary1.1km
- The Highcrest AcademySecondary1.1km
Nearest stops
- Chestnut AvenueBus stop354m
- London Road LidlBus stop400m
- Portland RoadBus stop580m
- Chequers AvenueBus stop660m
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 1DS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.9dB
Night-time· 23:00 – 07:00
40.0dB
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
Mid 20th centuryDetached HouseEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
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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 Trees is modelled from its 169 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 1DS. 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 Trees. 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 Trees was lodged in July 2014 at band D and expired in July 2024, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Trees. 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 1DS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Trees is in council tax band G. 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 Trees, Gypsy Lane, High Wycombe, HP11 1DS. Each answer is also embedded as structured data for search engines.
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- Every home in HP11 1DSSold prices, values and energy ratings for the postcode
- HP 11 property marketPrices, postcodes, schools and transport across the district
- Trees, Gypsy Lane, High Wycombe valuationHow the estimate is built and what moves it
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