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Baines House, Flat 12, Abbey Barn Road, High Wycombe, HP11 1RJ

4 sales on record
Property type
Mid terrace
Floor 01
Habitable rooms
1
From EPC
Floor area
28 m²
301 sq ft
Energy rating
C
Score 77
Council tax
Band A
Tenure
Owner Occupied
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Overview

About Baines House

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

Baines House is a mid-terrace house in High Wycombe (HP11 1RJ). It has a recorded floor area of 28 m² (around 301 sq ft), construction records dating it to 1976-1982 and council tax band A. At 28 m² this is the smallest unit on EPC record across Baines House (28–50 m²). The building's EPC ratings span D to C, with this unit at the top. The latest certificate (August 2021) shows a C (score 77), near the top of the C band. The rating has held steady at C across 2 certificates since November 2008. Between certificates, lighting went from Very Poor to Good.

Most recent transfer: January 2022 at £150,000. Across the public record there are 4 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. At 28 m² it's 15.2% smaller than the typical home in the postcode (33 m² median across 21 EPCs). Across 2011–2022, sale prices on this property compounded at 4.5% per year.

Before you decide

Everything you need to know about Baines House

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaLarger development activity nearby

Pick your report · from £14.99

One time fee only - money back guarantee

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.

Baines House's carbon output is low for the local stock.

Current Certificate(1 of 2)
Aug 2021

EPC Rating

A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
0.9 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 11 August 2031

4 years remaining

Property Improvements

Changes detected from historical EPC data

Aug 2021from Nov 2008
Low Energy Lighting
0%50%

More low energy lighting installed

SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th century1st Floor FlatEPC C

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.

From £495 · Includes VAT

Planning

Planning history

Applications and permits filed against Baines House, Flat 12, Abbey Barn Road, High Wycombe, HP11 1RJ, sourced from the PlanIt planning register.

Baines House has no planning applications on record.

9

But the area is active

9 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

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

Current estimate

£145,000

Modelled from EPC, postcode comparables and a sale-price growth of 4.5% per year over 11 years.

See how we calculated this
Last sold (2022)

£150,000

Growth on file: 4.5% per year over 11 years.

Sales timeline

  1. 24 January 2022Most recent

    £150,000

    +8.7%over 4 years

  2. 29 June 2017

    £138,000

    +14.0%over 2 years

  3. 4 June 2015

    £121,000

    +28.7%over 4 years

  4. 16 May 2011

    £94,000

On the street

Versus other Abbey Barn Road homes

Four headline reads against 21 similar flats on this street, drawn from the latest EPC and Land Registry data.

Baines House is notably below the street on floor area.

EPC Rating

77 (C)

Street avg 75 (C)

On par

Floor Area

28 m²

Street avg 34 m²

Strongly below

CO₂ Emissions

0.9 t/year

Street avg 1.1 t/year

Above

Habitable Rooms

1 rooms

Street avg 2 rooms

Below
Before you decide

Everything you need to know about Baines House

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaLarger development activity nearby

Pick your report · from £14.99

One time fee only - money back guarantee

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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£143k

Baines House, Flat 11, Abbey Barn Road

HP11 1RJ

Flat
£138k

Baines House, Flat 10, Abbey Barn Road

HP11 1RJ

Flat
£153k

Baines House, Flat 1, Abbey Barn Road

HP11 1RJ

Flat
£172k

86a, Flat 1, Easton Street

HP11 1LT

Flat
£188k

25 26, Flat 1, Easton Street

HP11 1NT

Flat
£188k

86a, Flat 3, Easton Street

HP11 1LT

Flat
£197k

86a, Flat 4, Easton Street

HP11 1LT

Flat
£206k

25 26, Flat 7, Easton Street

HP11 1NT

Flat
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

Crime

228/mo

Falling year-on-year across the wider district.

Nearest stop

0.0 km

Ford Street — bus stop.

Closest school

0.3 km

Marsh School. 20 schools nearby.

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

Daytime· 07:00 – 23:00

52.3dB

Low
Night-time road noise heatmap for HP11 1RJ

Night-time· 23:00 – 07:00

43.7dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about Baines House, Flat 12, Abbey Barn Road, High Wycombe, HP11 1RJ. Each answer is also embedded as structured data for search engines.