Model valuation£417,0008 Busby Close
Local market context
Flat 2, 10 Bull Lane, High Wycombe, HP11 2DL
3 planning records
Estimated value
£196,000
- Since the 2021 sale (£170,000)+15%
- Against HP11 2DL's recent median (£175,000)+12%
Newest record on this page: April 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Floor 01
Bedroom
1
Bathroom
1
Floor area
84 m²
904 sq ft
Energy rating
D
Score 63
Council tax
Band B
Tenure
Owner Occupied
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
£196,000
- Against its 2021 sale (£170,000)+15%
- Against HP11 2DL's recent median (£175,000)+12%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 2 is modelled from its 84 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 2DL. 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
84 m² from the EPC lodged in October 2021
Sales of this home
1 sale recorded, the latest in 2021
Recent sales in HP11 2DL
5 sales, median £175,000 (2025–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: April 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 applications | Full history, plus nearby schemes |
| Flood risk | Not shown | Included |
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
29 September 2021Most recent
£170,000
Median price across the last 5 sales in HP11 2DL: £175,000 (2025–2016).
What this page doesn't show
1 potential issue has already been flagged for Flat 2, 10 Bull Lane, High Wycombe, HP11 2DL. 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
About Flat 2
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 2 is a one-bedroom mid-terrace house in High Wycombe (HP11 2DL). It has a recorded floor area of 84 m² (around 904 sq ft), construction records dating it to 1900-1929 and council tax band B. At 84 m² this is the largest unit on EPC record across the building (38–84 m²). The building's EPC ratings span E to D, with this unit at the top. On EPC score it ranks first in the building (63 versus a worst of 45). The latest certificate (October 2021) shows a D (score 63), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since February 2011. Between certificates, main heating went from Very Poor to Average; while wall efficiency dropped from Good to Very Poor and window efficiency dropped from Good to Average. The recommended improvements would push it to C (score 71). Main heating runs on electricity.
At 84 m² the property is well over the postcode median (53 m² across 11 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include subdivision, meaningful when judging how the property has evolved. Today's modelled estimate of £196,000 is 15.3% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£188/sq ft) was about 25.4% below the postcode norm. Sold September 2021 for £170,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms1
- Bathrooms1
Building
- Heating systemGas
Before you decide
Everything you need to know about Flat 2
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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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.
Current Certificate(1 of 2)
Oct 2021
EPC Rating
A
B
C
D
D63
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
4.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 25 October 2031
Property Improvements
Changes detected from historical EPC data
Oct 2021from Feb 2011
Heating System
Room HeatersStorage Heaters
Heating system upgraded to a more efficient system
Hot Water
Immersion (Off-Peak)Instantaneous
Hot water system changed
Planning history
Applications and permits filed against Flat 2, 10 Bull Lane, High Wycombe, HP11 2DL, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
3 applications on record at Flat 2, 10 Bull Lane, High Wycombe, HP11 2DL
3decisions10documents7nearby
Flagged:Subdivision
- Feb 2010SubdivisionFullOutcome in report
Subdivision of flat 2 (4 bed unit) to create 2 x 1 bed flats
- Documents
- 8 docs on file
- Reference
- 09/07429/FUL
- More recent applications — locked
- ConditionsDec 2010Decision
- ConditionsOct 2010Decision
Unlock Flat 2, 10 Bull Lane, High Wycombe, HP11 2DL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 7 notable nearby
- The 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
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One time fee only - money back guarantee
Versus other Bull Lane homes
Four headline reads against 11 similar flats on this street, drawn from the latest EPC and Land Registry data.
On floor area, Flat 2 stands well clear of the street.
Price per m²
£2,024
Street avg £2,944
Floor Area
84 m²
Street avg 74 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
4.9 t/year
Street avg 2.2 t/year
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.
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
Oxford Street — bus stop.
Closest school
0.2 km
Hamilton Academy. 22 schools nearby.
Nearest schools
- Hamilton AcademyPrimary247m
- High Wycombe Church of England Combined SchoolPrimary428m
- Oakridge SchoolPrimary1.2km
- The Disraeli SchoolPrimary1.3km
Nearest stops
- Oxford StreetBus stop58m
- FrogmoorBus stop162m
- Oxford RoadBus stop227m
- Bus StationBus stop278m
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.
Road noise across the postcode
Modelled day and night-time noise levels around HP11 2DL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
55.5dB
Night-time· 23:00 – 07:00
45.4dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
Get a survey for this property
Level 3 Building Survey
Victorian-era1st Floor FlatEPC DPre-1919 buildNo mains gasSolid (non-cavity) walls
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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£205k
40 41, Flat 1, Oxford Street
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£185k
197b, Flat 2, Desborough Avenue
HP11 2TW
Flat
£210k
1a, Flat 1, Bull Lane
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£215k
197b, Flat 3, Desborough Avenue
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Flat
£217k
40 41, Flat 2, Oxford Street
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Flat
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Where every figure above comes from, how current it is and what it can't tell you.
- How the estimate is made
- The estimate for Flat 2 is modelled from its 84 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP11 2DL. 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 Flat 2. 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 Flat 2 was lodged in October 2021 at band D and is valid until October 2031. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to Flat 2. 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 22 schools and 30 stops listed are measured in a straight line from HP11 2DL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Flat 2 is in council tax band B. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
Common questions
The questions buyers, sellers and homeowners most often ask about Flat 2, 10 Bull Lane, High Wycombe, HP11 2DL. Each answer is also embedded as structured data for search engines.
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