Model valuation£417,0008 Busby Close
Local market context
85 Easton Street, High Wycombe, HP11 1LT
1 planning record
Estimated value
£286,000
- Since the 2019 sale (£265,000)+8%
- Against HP11 1LT's recent median (£207,000)+38%
Newest record on this page: June 2023. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 01
Habitable rooms
4
From EPC
Floor area
78 m²
840 sq ft
Energy rating
D
Score 60
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
£286,000
- Against its 2019 sale (£265,000)+8%
- Against HP11 1LT's recent median (£207,000)+38%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 85 Easton Street is modelled from its 78 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 1LT. 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
78 m² from the EPC lodged in March 2023
Sales of this home
1 sale recorded, the latest in 2019
Recent sales in HP11 1LT
5 sales, median £207,000 (2023–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2023 | 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.
85 Easton Street valuation sits well clear of the typical sold price in this postcode.
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
What this page doesn't show
2 potential issues have already been flagged for 85 Easton Street, High Wycombe, HP11 1LT. 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 85 Easton Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
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. 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.
Before you decide
Everything you need to know about 85 Easton Street
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(1 of 3)
Mar 2023
EPC Rating
A
B
C
D
D60
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 March 2033
Property Improvements
Changes detected from historical EPC data
Feb 2023from Nov 2015
EPC improved fromC72toD60
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
InsulatedWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 85 Easton Street, High Wycombe, HP11 1LT, sourced from the PlanIt planning register.
1 application on record at 85 Easton Street, High Wycombe, HP11 1LT
1decisions13documents9nearby
Flagged:Change of use
- Oct 2014Change of UseOutlineOutcome in 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
Unlock 85 Easton Street, High Wycombe, HP11 1LT'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 13 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Easton Street homes
Four headline reads against 15 similar flats on this street, drawn from the latest EPC and Land Registry data.
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
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.
Rail-style transport is unusually close for this postcode.
Crime
228/mo
Falling 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.
Nearest schools
- Hamilton AcademyPrimary537m
- High Wycombe Church of England Combined SchoolPrimary675m
- Hannah Ball AcademyPrimary1.1km
- St Michael's Catholic SchoolAll-through1.2km
Nearest stops
- Easton StreetBus stop38m
- Town HallBus stop121m
- Crendon StreetBus stop131m
- High StreetBus stop166m
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 1LT from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
54.7dB
Night-time· 23:00 – 07:00
45.7dB
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 3 Building Survey
Victorian-era1st Floor FlatEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
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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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 85 Easton Street is modelled from its 78 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 1LT. 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 85 Easton Street. 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 85 Easton Street was lodged in March 2023 at band D and is valid until March 2033. 3 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 85 Easton Street. 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 1LT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 85 Easton Street, High Wycombe, HP11 1LT. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in HP11 1LTSold prices, values and energy ratings for the postcode
- HP 11 property marketPrices, postcodes, schools and transport across the district
- 85 Easton Street, High Wycombe valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales