85 Easton Street, High Wycombe, HP11 1LT
About 85 Easton Street
85 Easton Street is a mid-terrace house in High Wycombe (HP11 1LT). It has a recorded floor area of 78 m² (around 840 sq ft) and construction records dating it to before 1900. The latest certificate (March 2023) shows a D (score 60), on the cusp of jumping into the C band. Earlier certificates rated it C (November 2015); the latest reading is one band lower. Between certificates, wall efficiency went from Very Poor to Poor and roof efficiency went from Good to Very Good; while window efficiency dropped from Very Good to Good. The recommended improvements would push it to C (score 76). At 78 m² this is the 11th smallest of 17 units on EPC record in the building, where floor areas span 18–89 m². The building's EPC ratings span E to C across 17 units on file.
At 78 m² the property is well over the postcode median (59 m² across 16 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £310,000 is 17% above the 2019 sale price. On a £-per-square-foot basis, the last sale (£316/sq ft) was about 63.4% above the typical sold price in the postcode. Sold January 2019 for £265,000. One historical planning record sits against the property in 2014.
Know exactly what you're buying at 85 Easton Street
Before you offer, see what the listing won't tell you, the true value, the red flags and the full history.
Already flagged here
Valuation
against the asking price
Risks
planning & flood
Sold prices
similar homes nearby
Trends
the local market
Energy performance
EPC Rating
Property Improvements
Changes detected from historical EPC data
Wall insulation improved
Loft insulation upgraded to recommended levels
Planning history
- Oct 2014Change of UseOutlineIn report
Prior notification application (Class J) for change of use of existing building falling within Class B1(a) (offices) to Class C3 (dwellinghouses) to create 1 x 2 bed flat
- Documents
- 13 docs on file
- Reference
- 14/07344/PAJ
We flagged 2 things worth checking at 85 Easton Street
Independent checks surfaced things a buyer would want to understand before offering. The report explains each one in full, with the underlying data and what to ask.
- Signs of HMO activity in the area
- Larger development activity nearby
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Sales history & valuation
85 Easton Street valuation sits well clear of the typical sold price in this postcode.
£310,000
Modelled from EPC, postcode comparables.
£265,000
Recorded with HM Land Registry.
Sales timeline
17 January 2019Most recent
£265,000
Median price across the last 5 sales in HP11 1LT: £207,000 (2023–2021).
Nearby sales in HP11 1LT
92a, Easton Street, High Wycombe, HP11 1LT
Sold Jun 2023
£180,00096a, Easton Street, High Wycombe, HP11 1LT
Sold Jun 2023
£218,00084a, Easton Street, High Wycombe, HP11 1LT
Sold May 2023
£205,00083 Easton Street, High Wycombe, HP11 1LT
Sold May 2022
£207,00089 Easton Street, High Wycombe, HP11 1LT
Sold Feb 2021
£500,000
Everything we know about 85 Easton Street, in one report
What it's really worth, what could be wrong, and the planning, sales and area data in full.
What we flagged
- Signs of HMO activity in the area
- Larger development activity nearby
Versus other Easton Street homes
On price per m², 85 Easton Street stands well clear of the street.
Price per m²
£3,397
Street avg £2,263
Floor Area
78 m²
Street avg 60 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
4.1 t/year
Street avg 2.7 t/year
Similar properties nearby
The neighbourhood at a glance
Rail-style transport is unusually close for this postcode.
Crime
7/mo
Steady year-on-year across the wider district.
Nearest stop
0.0 km
Easton Street — bus stop.
Closest school
0.5 km
Hamilton Academy. 22 schools nearby.
Go deeper on the local area
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
54.7dB
Night-time· 23:00 – 07:00
45.7dB