Baines House, Flat 2, Abbey Barn Road, High Wycombe, HP11 1RJ
About Baines House
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.
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 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This certificate is over 10 years old and is no longer valid.Expired 28 Feb 2024
EPC Rating
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
Baines House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£163,000
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
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
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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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