Model valuation£417,0008 Busby Close
Local market context
Woodstock, Warren Wood Drive, High Wycombe, HP11 1DY
1 planning record
Estimated value
£1,054,000
- Against HP11 1DY's recent median (£990,000)+6%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Habitable rooms
3
From EPC
Floor area
201 m²
2164 sq ft
Energy rating
C
Score 73
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
£1,054,000
- Against HP11 1DY's recent median (£990,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Woodstock is modelled from its 201 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP11 1DY. 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
201 m² from the EPC lodged in October 2025
Sales of this home
No sale recorded since 1995
Recent sales in HP11 1DY
5 sales, median £990,000 (2025–2007)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 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.
Woodstock has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in HP11 1DY: £990,000 (2025–2007).
What this page doesn't show
2 potential issues have already been flagged for Woodstock, Warren Wood Drive, High Wycombe, HP11 1DY. 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 Woodstock
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Woodstock is a detached house in High Wycombe (HP11 1DY). It has a recorded floor area of 201 m² (around 2164 sq ft), construction records dating it to 1950-1966 and council tax band G. The latest certificate (October 2025) shows a C (score 73).
One planning record on file: an extension approved in 2011. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about Woodstock
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 2025EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.2 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 5 October 2035
Planning history
Applications and permits filed against Woodstock, Warren Wood Drive, High Wycombe, HP11 1DY, sourced from the PlanIt planning register.
Woodstock has an approved single-storey side extension on the planning record.
1 application on record at Woodstock, Warren Wood Drive, High Wycombe, HP11 1DY
1decisions1extensions6documents9nearby
- Jul 2011ExtensionFullOutcome in report
Extension: Single storey · Side of property
Householder application for construction of first floor side extension
- Documents
- 6 docs on file
- Reference
- 11/06151/FUL
Unlock Woodstock, Warren Wood Drive, High Wycombe, HP11 1DY'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 6 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
0.5 km
Chestnut Avenue — bus stop.
Closest school
0.9 km
Beechview Academy. 22 schools nearby.
Nearest schools
- Beechview AcademyPrimary855m
- Abbey View Primary AcademyPrimary856m
- Marsh SchoolPrimary1.1km
- Hannah Ball AcademyPrimary1.1km
Nearest stops
- Chestnut AvenueBus stop450m
- Cricket GroundBus stop519m
- Gordon RoadBus stop598m
- London Road LidlBus stop612m
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 1DY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
47.8dB
Night-time· 23:00 – 07:00
40.3dB
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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Mid 20th centuryDetached 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 Woodstock is modelled from its 201 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP11 1DY. 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. No sale is recorded for Woodstock, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 Woodstock was lodged in October 2025 at band C and is valid until October 2035. 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 Woodstock. 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 22 schools and 30 stops listed are measured in a straight line from HP11 1DY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Woodstock 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 Woodstock, Warren Wood Drive, High Wycombe, HP11 1DY. Each answer is also embedded as structured data for search engines.
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