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2 Loakes Court, Rutland Street, High Wycombe, HP11 2LE

Estimated value

£306,000

  • Since the 1999 sale (£115,950)+164%
  • Against HP11 2LE's recent median (£220,000)+39%

Newest record on this page: March 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
52 m²
560 sq ft
Energy rating
D
Score 68
Council tax
Band C
Tenure
Private Rental
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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

£306,000

  • Against its 1999 sale (£115,950)+164%
  • Against HP11 2LE's recent median (£220,000)+39%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Loakes Court is modelled from its 52 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP11 2LE. 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

    52 m² from the EPC lodged in October 2023

  • Sales of this home

    2 sales recorded, the latest in 1999

  • Recent sales in HP11 2LE

    5 sales, median £220,000 (2024–2012)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2024Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull 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.

2 Loakes Court's modelled value sits at over four times its earliest registered sale price (1997).

Sales timeline

  1. 17 December 1999Most recent

    £115,950

    +56.7%over 2 years

  2. 29 May 1997

    £74,000

Median price across the last 5 sales in HP11 2LE: £220,000 (2024–2012).

Risks

What this page doesn't show

1 potential issue has already been flagged for 2 Loakes Court, Rutland Street, High Wycombe, HP11 2LE. 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 2 Loakes Court

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

2 Loakes Court is a two-bedroom semi-detached house in High Wycombe (HP11 2LE). It has a recorded floor area of 52 m² (around 560 sq ft), construction records dating it to 1991-1995 and council tax band C. The latest certificate (October 2023) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since September 2013. Between certificates, lighting went from Poor to Very Good; while roof efficiency dropped from Very Good to Good and window efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 88), a 2-band jump. Main heating runs on electricity. Other recorded features include attached land beyond the plot.

Held since December 1999 — that's 27 years off the open market, well above the local norm. Across 1997–1999, sale prices on this property compounded at 19.2% per year. Today's modelled estimate of £306,000 sits 163.9% above the 1999 sale of £115,950. On a £-per-square-foot basis, the last sale (£207/sq ft) was about 28.4% below the postcode norm.

Specifications

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

  • Bedrooms2
  • Bathrooms1

Outside

  • ParkingAllocated
  • LandYes
Before you decide

Everything you need to know about 2 Loakes Court

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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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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Oct 2023

EPC Rating

A
B
C
D
D68
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
3.8 t/year
Occupancy
Rented

Certificate validity

Valid until 31 October 2033

6 years remaining

Property Improvements

Changes detected from historical EPC data

Oct 2023from Sept 2013
Low Energy Lighting
17%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 2 Loakes Court, Rutland Street, High Wycombe, HP11 2LE, sourced from the PlanIt planning register.

2 Loakes Court 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.

On the street

Versus other Rutland Street homes

Four headline reads against 5 similar houses on this street, drawn from the latest EPC and Land Registry data.

2 Loakes Court is notably below the street on price per m².

Price per m²

£2,230

Street avg £3,966

Strongly below

Floor Area

52 m²

Street avg 58 m²

On par

Habitable Rooms

3 rooms

Street avg 3 rooms

Above

CO₂ Emissions

3.8 t/year

Street avg 4.0 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

0.3 km

Wycombe General Hospital — bus stop.

Closest school

0.1 km

High Wycombe Church of England Combined School. 22 schools nearby.

Nearest schools

  • High Wycombe Church of England Combined SchoolPrimary71m
  • Hamilton AcademyPrimary726m
  • St Michael's Catholic SchoolAll-through920m
  • St Michael's Catholic SchoolAll-through920m

Nearest stops

  • Wycombe General HospitalBus stop316m
  • University Main CampusBus stop357m
  • Kingsley CrescentBus stop363m
  • Abbey SchoolBus stop411m

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 2LE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP11 2LE

Daytime· 07:00 – 23:00

52.7dB

Low
Night-time road noise heatmap for HP11 2LE

Night-time· 23:00 – 07:00

43.5dB

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

Late 20th centurySemi-Detached BungalowEPC DNo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £955 · 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.
£350k

1 Loakes House, Rutland Street

HP11 2LL

2 bed1 bath
£244k

1 Ruskin Court, Oakridge Road

HP11 2FG

2 bed1 bath
£224k

1 Hayden House, Baker Street

HP11 2RW

2 bed1 bath
£479k

1 River Court, Oakridge Road

HP11 2FN

2 bed
£247k

1 Loakes Court, Rutland Street

HP11 2LE

1 bed
£414k

1 Keats Close

HP11 2UJ

3 bed1 bath
£483k

1 Plumer Road

HP11 2SS

3 bed1 bath
£185k

1 Alexandra Park, Queen Alexandra Road

HP11 2HJ

1 bed1 bath

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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 2 Loakes Court is modelled from its 52 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP11 2LE. 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 2 Loakes Court. 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 2 Loakes Court was lodged in October 2023 at band D and is valid until October 2033. 2 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 2 Loakes Court. 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 2LE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 Loakes Court is in council tax band C. 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.
FAQ

Common questions

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

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