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8 High Street, High Wycombe, HP11 2AZ

4 planning records

Estimated value

£159,000

  • Since the 2021 sale (£640,000)-75%
  • Against HP11 2AZ's recent median (£160,000)-1%

Newest record on this page: June 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Mid terrace
Floor 00
Habitable rooms
2
From EPC
Floor area
32 m²
344 sq ft
Energy rating
C
Score 73
Tenure
Owner Occupied
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Valuation

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

£159,000

  • Against its 2021 sale (£640,000)-75%
  • Against HP11 2AZ's recent median (£160,000)-1%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 8 High Street is modelled from its 32 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 2AZ. 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

    32 m² from the EPC lodged in November 2022

  • Sales of this home

    1 sale recorded, the latest in 2021

  • Recent sales in HP11 2AZ

    5 sales, median £160,000 (2025–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 4 applicationsFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

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

Sales timeline

  1. 12 November 2021Most recent

    £640,000

Median price across the last 5 sales in HP11 2AZ: £160,000 (2025–2018).

Risks

What this page doesn't show

1 potential issue has already been flagged for 8 High Street, High Wycombe, HP11 2AZ. The detail, evidence and what to ask about it are in the Risks Report.
  • Signs of HMO activity in the areaIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

One time fee only - money back guarantee

Overview

About 8 High Street

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

8 High Street is a mid-terrace house in High Wycombe (HP11 2AZ). It has a recorded floor area of 32 m² (around 344 sq ft) and construction records dating it to 1900-1929. At 32 m² this is the smallest unit on EPC record across the building (32–68 m²). The building's EPC ratings span E to C, with this unit at the top. The latest certificate (November 2022) shows a C (score 73). The rating has held steady at C across 2 certificates since November 2022. Main heating runs on electricity.

Today's modelled estimate of £159,000 is 75.2% below the 2021 sale of £640,000, a rare downward gap that often correlates with deferred maintenance or unfinished works. On a £-per-square-foot basis, the last sale (£1,858/sq ft) was about 414.4% above the typical sold price in the postcode. 4 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. At 32 m² it's 20% smaller than the typical home in the postcode (40 m² median across 17 EPCs). Last sale on file: £640,000 in November 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you decide

Everything you need to know about 8 High Street

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

Signs of HMO activity in the area

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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.
Current Certificate(1 of 2)
Nov 2022

EPC Rating

A
B
C
C73
D
E
F
G
Main Heating
Electric & Gas
Main Fuel
Electric
Hot Water
Very Poor
Windows
Good
CO2 Emissions
1.7 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 11 November 2032

5 years remaining
Planning

Planning history

Applications and permits filed against 8 High Street, High Wycombe, HP11 2AZ, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

4 applications on record at 8 High Street, High Wycombe, HP11 2AZ

4decisions1extensions67documents7nearby
Flagged:DemolitionChange of use
  1. Dec 2016
    DemolitionFull
    Outcome in report

    Extension: Rear of property

    Demolition of part of the two storey structures to rear of site, retention of former cottages for residential use for 2 x 1 bed flats and construction of new three and four storey rear extension comprising new commercial space to ground floor and 10 x 1 bed and 2 x 2 bed no. flats above, associated bin stores and external alterations to existing shop frontage.

    Extension
    Documents
    23 docs on file
    Reference
    16/05538/FUL
    Full record in report
  2. More recent applications — locked
  3. New BuildDecision
  4. New BuildDecision

+ 1 more application in the report

Unlock 8 High Street, High Wycombe, HP11 2AZ's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (4 on record)
  • All 4 applications on this property in full, plus 7 notable nearby
  • The 67 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other High Street homes

Four headline reads against 17 similar flats on this street, drawn from the latest EPC and Land Registry data.

8 High Street outperforms the street on price per m² by a wide margin.

Price per m²

£20,000

Street avg £4,560

Strongly above

Floor Area

32 m²

Street avg 41 m²

Strongly below

Habitable Rooms

2 rooms

Street avg 2 rooms

On par

CO₂ Emissions

1.7 t/year

Street avg 1.9 t/year

On par
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

Rail-style transport is unusually close for this postcode.

Crime

228/mo

Falling year-on-year across the wider district.

Nearest stop

0.1 km

High Street — bus stop.

Closest school

0.3 km

Hamilton Academy. 23 schools nearby.

Nearest schools

  • Hamilton AcademyPrimary333m
  • High Wycombe Church of England Combined SchoolPrimary502m
  • St Michael's Catholic SchoolAll-through1.3km
  • St Michael's Catholic SchoolAll-through1.3km

Nearest stops

  • High StreetBus stop92m
  • Castle StreetBus stop168m
  • Town HallBus stop170m
  • Crendon StreetBus stop171m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around HP11 2AZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP11 2AZ

Daytime· 07:00 – 23:00

55.9dB

Moderate
Night-time road noise heatmap for HP11 2AZ

Night-time· 23:00 – 07:00

46.3dB

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

Get a survey for this property

Level 3 Building Survey

Victorian-eraGround Floor FlatEPC CPre-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 £820 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£163k

1 Pendrill House, Oakridge Road

HP11 2NJ

£167k

1 Archdale

HP11 2JP

£167k

1 Needham Court, Desborough Road

HP11 2TF

£185k

1 Alexandra Park, Queen Alexandra Road

HP11 2HJ

1 bed1 bath
£134k

1 Mahoney Court, Oakridge Road

HP11 2NH

£193k

1 High Street

HP11 2AZ

£197k

1 Castle House, Desborough Road

HP11 2FP

£209k

1 Elliott House, Shaftesbury Street

HP11 2NL

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 8 High Street is modelled from its 32 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 2AZ. 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 8 High 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 8 High Street was lodged in November 2022 at band C and is valid until November 2032. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 8 High 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 23 schools and 30 stops listed are measured in a straight line from HP11 2AZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 8 High Street, High Wycombe, HP11 2AZ. Each answer is also embedded as structured data for search engines.

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