Model valuation£417,0008 Busby Close
Local market context
Baines House, Flat 2, Abbey Barn Road, High Wycombe, HP11 1RJ
Property type
Detached
Floor Ground
Habitable rooms
1
From EPC
Floor area
35 m²
377 sq ft
Energy rating
D
Score 66
Council tax
Band B
Tenure
Social Rental
About Baines House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Baines House is a detached house in High Wycombe (HP11 1RJ). It has a recorded floor area of 35 m² (around 377 sq ft), construction records dating it to 1967-1975 and council tax band B. At 35 m² this is the 16th smallest of 22 units on EPC record in Baines House, where floor areas span 28–50 m². The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (66 versus a best of 80). The latest certificate (February 2014) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 75). The latest certificate is from February 2014, so improvements made since then won't be reflected.
On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement.
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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.
Baines House sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Feb 2024
Current Certificate
Feb 2014EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
1.8 t/year
Occupancy
Rented
Certificate validity
Expired on 28 February 2024
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Late 20th centuryGround Floor FlatEPC D
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Planning history
Applications and permits filed against Baines House, Flat 2, 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
Baines House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
Current estimate
See how we calculated this£151,000
Modelled from EPC, postcode comparables.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 4 sales in HP11 1RJ: £129,500 (2022–2011).
Nearby sales in HP11 1RJ
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.
EPC Rating for Baines House lags the street by a wide margin.
EPC Rating
66 (D)
Street avg 76 (C)
Floor Area
35 m²
Street avg 33 m²
CO₂ Emissions
1.8 t/year
Street avg 1.1 t/year
Habitable Rooms
1 rooms
Street avg 2 rooms
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£153k
Baines House, Flat 1, Abbey Barn Road
HP11 1RJ
Flat
£143k
Baines House, Flat 11, Abbey Barn Road
HP11 1RJ
Flat
£138k
Baines House, Flat 10, 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
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.
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.
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· 07:00 – 23:00
52.3dB
Night-time· 23:00 – 07:00
43.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4Common questions
The questions buyers, sellers and homeowners most often ask about Baines House, Flat 2, Abbey Barn Road, High Wycombe, HP11 1RJ. Each answer is also embedded as structured data for search engines.