Baines House, Flat 12, Abbey Barn Road, High Wycombe, HP11 1RJ
About Baines House
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.
Know exactly what you're buying at Baines House
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
Baines House's carbon output is low for the local stock.
EPC Rating
Property Improvements
Changes detected from historical EPC data
More low energy lighting installed
Planning history
Baines House has no planning applications on record.
Notable planning nearby
9applications of note in the surrounding area
We flagged 2 things worth checking at Baines House
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
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
£152,000
Modelled from EPC, postcode comparables and a sale-price growth of 4.5% per year over 11 years.
£150,000
Growth on file: 4.5% per year over 11 years.
Sales timeline
24 January 2022Most recent
£150,000
+8.7%over 4 years29 June 2017
£138,000
+14.0%over 2 years4 June 2015
£121,000
+28.7%over 4 years16 May 2011
£94,000
Everything we know about Baines House, 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 Abbey Barn Road homes
Baines House is notably below the street on floor area.
EPC Rating
77 (C)
Street avg 75 (C)
Floor Area
28 m²
Street avg 34 m²
CO₂ Emissions
0.9 t/year
Street avg 1.1 t/year
Habitable Rooms
1 rooms
Street avg 2 rooms
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The neighbourhood at a glance
Crime
7/mo
Steady 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
The full report breaks down crime, transport links, schools and air quality in depth.
Road noise across the postcode
Daytime· 07:00 – 23:00
52.3dB
Night-time· 23:00 – 07:00
43.7dB