Model valuation£417,0008 Busby Close
Local market context
Flat 2, 7 Bull Lane, High Wycombe, HP11 2DL
Estimated value
£181,000
- Since the 2022 sale (£175,000)+3%
- Against HP11 2DL's recent median (£170,000)+6%
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
47 m²
506 sq ft
Energy rating
D
Score 62
Council tax
Band B
Tenure
Private Rental
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
£181,000
- Against its 2022 sale (£175,000)+3%
- Against HP11 2DL's recent median (£170,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 2 is modelled from its 47 m² EPC floor area, its 2 recorded sales 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
47 m² from the EPC lodged in October 2024
Sales of this home
2 sales recorded, the latest in 2022
Recent sales in HP11 2DL
5 sales, median £170,000 (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 | None on this home | 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
11 November 2022Most recent
£175,000
+16.7%over 6 years4 November 2016
£150,000
Median price across the last 5 sales in HP11 2DL: £170,000 (2025–2016).
What this page doesn't show
1 potential issue has already been flagged for Flat 2, 7 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 47 m² (around 506 sq ft), construction records dating it to 1900-1929 and council tax band B. At 47 m² this is the smallest unit on EPC record across the building (47–252 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 (62 versus a best of 73). The latest certificate (October 2024) shows a D (score 62), on the cusp of jumping into the C band. The rating has held steady at D across 3 certificates since February 2013. Between certificates, lighting went from Poor to Very Good; while wall efficiency dropped from Poor to Very Poor and roof efficiency dropped from Good to Average. The recommended improvements would push it to C (score 76).
Across 2016–2022, sale prices on this property compounded at 2.6% per year. On a £-per-square-foot basis, the last sale (£346/sq ft) was about 84% above the typical sold price in the postcode. At 47 m² it's 17.5% smaller than the typical home in the postcode (57 m² median across 11 EPCs). Most recent transfer: November 2022 at £175,000. 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
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
Pick your report · from £14.99
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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 3)
Oct 2024
EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
2.5 t/year
Occupancy
Rented
Certificate validity
Valid until 31 October 2034
Property Improvements
Changes detected from historical EPC data
Oct 2024from Oct 2014
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Low Energy Lighting
12%100%
More low energy lighting installed
Planning history
Applications and permits filed against Flat 2, 7 Bull Lane, High Wycombe, HP11 2DL, sourced from the PlanIt planning register.
Flat 2 has no planning applications on record.
7
But the area is active
7 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
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 runs well behind the street norm.
Price per m²
£3,723
Street avg £2,378
Floor Area
47 m²
Street avg 78 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
2.5 t/year
Street avg 2.4 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 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
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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197b, Flat 1, Desborough Avenue
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Flat
£168k
24c, Flat 1, White Hart Street
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£167k
18b, Flat 1, High Street
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£198k
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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 47 m² EPC floor area, its 2 recorded sales 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. 2 sales are 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 2024 at band D and is valid until October 2034. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is 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, 7 Bull Lane, High Wycombe, HP11 2DL. Each answer is also embedded as structured data for search engines.
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- Every home in HP11 2DLSold prices, values and energy ratings for the postcode
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- Flat 2, 7 Bull Lane, High Wycombe valuationHow the estimate is built and what moves it
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