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22 Warren Wood Drive, High Wycombe, HP11 1DZ

EPC BExtendable1 planning record

Estimated value

£848,000

  • Since the 2021 sale (£490,000)+73%
  • Against HP11 1DZ's recent median (£638,000)+33%

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

Learn about this valuation
Property type
Detached
Bedrooms
4
Bathroom
1
Floor area
232 m²
2497 sq ft
Energy rating
B
Score 82
Council tax
Band E
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

£848,000

  • Against its 2021 sale (£490,000)+73%
  • Against HP11 1DZ's recent median (£638,000)+33%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 22 Warren Wood Drive is modelled from its 232 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 1DZ. 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

    232 m² from the EPC lodged in October 2024

  • Sales of this home

    1 sale recorded, the latest in 2021

  • Recent sales in HP11 1DZ

    5 sales, median £638,000 (2026–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: January 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 23 May 2021Most recent

    £490,000

Median price across the last 5 sales in HP11 1DZ: £638,000 (2026–2022).

Risks

What this page doesn't show

2 potential issues have already been flagged for 22 Warren Wood Drive, High Wycombe, HP11 1DZ. 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 22 Warren Wood Drive

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

22 Warren Wood Drive is a four-bedroom detached house in High Wycombe (HP11 1DZ). It has a recorded floor area of 232 m² (around 2497 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (October 2024) returns a B (score 82), comfortably above the UK average. When first surveyed in October 2020 the rating was C, the property has climbed 1 band since. Between certificates, wall efficiency went from Average to Very Good, roof efficiency went from Average to Very Good and window efficiency went from Average to Good. Other recorded features include attached land beyond the plot. Our model identifies extension potential, subject to local planning policy. The home occupies a corner plot.

At 232 m² the property is well over the postcode median (130 m² across 17 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the top 10% of properties in this postcode. Today's modelled estimate of £848,000 sits 73.1% above the 2021 sale of £490,000. On a £-per-square-foot basis, the last sale (£196/sq ft) was about 37.8% below the postcode norm. One planning record on file: an extension approved in 2021. Past consents include an extension and a porch, meaningful when judging how the property has evolved. Last sale on file: £490,000 in May 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms4
  • Bathrooms1
  • EnsuiteYes

Outside

  • GarageYes
  • LandYes
  • Corner plotYes

Building

  • Extension potentialPossible
Before you decide

Everything you need to know about 22 Warren Wood Drive

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.

22 Warren Wood Drive ranks among the most efficient homes in the postcode for energy use.

Current Certificate(1 of 2)
Oct 2024

EPC Rating

A
B
B82
C
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 10 October 2034

7 years remaining

Property Improvements

Changes detected from historical EPC data

Oct 2024from Oct 2020
EPC improved fromC70toB82
Heating Controls
FullFull Control

Heating controls upgraded for better temperature management

Windows
AverageGood

Window efficiency improved

Walls
AverageVery Good

Wall insulation improved

Roof
AverageVery Good

Roof insulation improved

Floor Insulation
UninsulatedInsulated

Floor insulation added or improved

Low Energy Lighting
44%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 22 Warren Wood Drive, High Wycombe, HP11 1DZ, sourced from the PlanIt planning register.

1 application on record at 22 Warren Wood Drive, High Wycombe, HP11 1DZ

1decisions1extensions6documents9nearby
  1. Nov 2021
    PorchFull
    Outcome in report

    Extension: Single storey

    Householder application for construction of single storey front and side extension to create enlarged porch and garage with new door, two storey side extension, retaining wall and steps to front

    Extension
    Documents
    6 docs on file
    Reference
    21/07311/FUL
    Full record in report

Unlock 22 Warren Wood Drive, High Wycombe, HP11 1DZ'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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On the street

Versus other Warren Wood Drive homes

Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.

On price per m², 22 Warren Wood Drive runs well behind the street norm.

Price per m²

£2,112

Street avg £4,158

Strongly below

Floor Area

232 m²

Street avg 131 m²

Strongly above

Habitable Rooms

8 rooms

Street avg 7 rooms

Strongly above

CO₂ Emissions

3.9 t/year

Street avg 6.0 t/year

Strongly above
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

0.4 km

Cricket Ground — bus stop.

Closest school

0.8 km

Abbey View Primary Academy. 22 schools nearby.

Nearest schools

  • Abbey View Primary AcademyPrimary799m
  • Beechview AcademyPrimary1.1km
  • Hannah Ball AcademyPrimary1.1km
  • St Michael's Catholic SchoolAll-through1.2km

Nearest stops

  • Cricket GroundBus stop424m
  • Trinity ChurchBus stop538m
  • Gordon RoadBus stop542m
  • Chestnut AvenueBus stop646m

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 1DZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP11 1DZ

Daytime· 07:00 – 23:00

48.7dB

Low
Night-time road noise heatmap for HP11 1DZ

Night-time· 23:00 – 07:00

40.4dB

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 2 HomeBuyer Report

Mid 20th centuryDetached HouseEPC B

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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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£854k

1 Bellwood Rise

HP11 1QH

4 bed2 bath
£1.0m

1 Austenwood Close

HP11 1PT

5 bed
£590k

1 Chestnut Avenue

HP11 1DJ

3 bed2 bath
£537k

1 Bridgebank Close

HP11 1JG

3 bed2 bath
£535k

1 California Way

HP11 1AQ

3 bed4 bath
£496k

1 Bowden Lane

HP11 1DL

3 bed1 bath
£676k

1 Beech Street

HP11 1AP

£230k

1 Chequers Avenue

HP11 1GP

2 bed1 bath

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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 22 Warren Wood Drive is modelled from its 232 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 1DZ. 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 22 Warren Wood Drive. 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 22 Warren Wood Drive was lodged in October 2024 at band B and is valid until October 2034. 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 22 Warren Wood Drive. 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 1DZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
22 Warren Wood Drive 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 22 Warren Wood Drive, High Wycombe, HP11 1DZ. Each answer is also embedded as structured data for search engines.

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