What kind of home is 1 Loakes House, Rutland Street, HP11 2LL?

1 Loakes House, Rutland Street, HP11 2LL is a 2-bedroom semi-detached house, set on a cul-de-sac and listed for its heritage value.

When did 1 Loakes House, Rutland Street, HP11 2LL last change hands?

1 Loakes House, Rutland Street, HP11 2LL last sold for £358,000 in November 2021, around 5 years ago. Before that, it sold for £290,000 in June 2016, so prices have been rising over 5 years on record. Source: HM Land Registry.

Has 1 Loakes House, Rutland Street, HP11 2LL appreciated in value?

Across 2 sales between June 2016 and November 2021, 1 Loakes House, Rutland Street, HP11 2LL rose from £290,000 to £358,000, a change of £68,000. That works out to roughly +3.9% per year compounded over 5 years. Source: HM Land Registry.

What energy rating does 1 Loakes House, Rutland Street, HP11 2LL have?

The current EPC rating for 1 Loakes House, Rutland Street, HP11 2LL is F with a score of 35 out of 100, lodged in September 2020. It has improved from a G recorded in March 2010. The assessor estimates the property could reach a C. Source: EPC Register.

How big is 1 Loakes House, Rutland Street, HP11 2LL?

1 Loakes House, Rutland Street, HP11 2LL has a recorded floor area of 162 m² (1,744 sq ft), around 81 m² per bedroom. That makes it about 138% larger than the median EPC-recorded property in HP11 2LL. Source: EPC Register.

What heating system does 1 Loakes House, Rutland Street, HP11 2LL use?

The latest EPC at 1 Loakes House, Rutland Street, HP11 2LL records electricity as the main heating fuel. Source: EPC Register.

What is the council tax band for 1 Loakes House, Rutland Street, HP11 2LL?

1 Loakes House, Rutland Street, HP11 2LL is in council tax band C.

Which area is 1 Loakes House, Rutland Street, HP11 2LL in?

1 Loakes House, Rutland Street, HP11 2LL sits in High Wycombe. It falls within the HP11 postcode district in Buckinghamshire.

How safe is the area around 1 Loakes House, Rutland Street, HP11 2LL?

Police records around 1 Loakes House, Rutland Street, HP11 2LL show an average of 228 reported crimes per month over the last 15 months. Violent crime makes up roughly 32% of reports, the most common category. The overall trend is falling (14% versus the prior period). Source: Police UK.

What schools are near 1 Loakes House, Rutland Street, HP11 2LL?

The closest primary school to 1 Loakes House, Rutland Street, HP11 2LL is High Wycombe Church of England Combined School (59m), one of 16 primaries within walking distance. The closest secondary is Wycombe High School (930m), with 6 secondaries in the surrounding area.

What is the nearest station to 1 Loakes House, Rutland Street, HP11 2LL?

The closest bus stop to 1 Loakes House, Rutland Street, HP11 2LL is Wycombe General Hospital, 345m away. The nearest bus option is High Wycombe BusStn, 477m away.

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1 Loakes House, Rutland Street, High Wycombe, HP11 2LL

Listed building

Estimated value

£350,000

Since the 2021 sale (£358,000)-2%
Against HP11 2LL's recent median (£295,000)+19%

Newest record on this page: August 2025. 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

Floor Ground

Bedrooms

Bathroom

Floor area

162 m²

1744 sq ft

Energy rating

Score 35

Council tax

Band C

Tenure

Freehold

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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

£350,000

Against its 2021 sale (£358,000)-2%
Against HP11 2LL's recent median (£295,000)+19%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 1 Loakes House is modelled from its 162 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP11 2LL. 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
162 m² from the EPC lodged in September 2020
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in HP11 2LL
5 sales, median £295,000 (2025–2007)

This page or the full report?

Data	This page	Full report
Sales	Latest sale shown: August 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

Price

Sales history & valuation

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

Latest sale on 1 Loakes House was the highest on Land Registry record across the postcode.

Sales timeline

30 November 2021Most recent
£358,000
+23.4%over 5 years
16 June 2016
£290,000

Median price across the last 5 sales in HP11 2LL: £295,000 (2025–2007).

Nearby sales in HP11 2LL

Risks

What this page doesn't show

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

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

1 Loakes House is a two-bedroom semi-detached house in High Wycombe (HP11 2LL). It has a recorded floor area of 162 m² (around 1744 sq ft), construction records dating it to before 1900 and council tax band C. Tenure is freehold. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. Other recorded features include a basement. The home occupies a cul-de-sac position. At 162 m² this is the largest unit on EPC record across the building (66–162 m²). The building's EPC ratings span F to D, with this unit at the bottom. The latest certificate (September 2020) shows an F (score 35), near the bottom of the EPC scale. When first surveyed in March 2010 the rating was G, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Poor to Good and lighting went from Very Poor to Very Good; while hot-water efficiency dropped from Very Good to Poor. The recommended improvements would lift it to C (score 76), a 3-band jump. Main heating runs on electricity.

Across 2016–2021, sale prices on this property compounded at 3.9% per year. On a £-per-square-foot basis, the last sale (£205/sq ft) was about 17% below the postcode norm. Most recent transfer: November 2021 at £358,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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
BasementYes
FireplaceYes

Outside

Communal gardenYes
ParkingAllocated
Cul-de-sacYes

Building

TenureFreehold
Listed buildingYes
Central heatingYes
RefurbishedYes

Before you decide

Everything you need to know about 1 Loakes House

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

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

1 Loakes House's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)

Sept 2020

EPC Rating

F35

Main Heating

Electric

Main Fuel

Electric

Hot Water

Poor

Windows

Good

CO2 Emissions

9.5 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 8 September 2030

3 years remaining

Property Improvements

Changes detected from historical EPC data

Sept 2020from Mar 2010

EPC improved fromG5toF35

Hot Water

Very GoodPoor

Hot water efficiency decreased

Windows

PoorGood

Window efficiency improved

Walls

Very PoorPoor

Wall insulation improved

Low Energy Lighting

0%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 1 Loakes House, Rutland Street, High Wycombe, HP11 2LL, sourced from the PlanIt planning register.

1 Loakes House has no planning applications on record.

But the area is active

7 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

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

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 SchoolPrimary59m
Hamilton AcademyPrimary731m
Wycombe High SchoolSecondary930m
Oakridge SchoolPrimary939m

Nearest stops

Wycombe General HospitalBus stop345m
Kingsley CrescentBus stop352m
University Main CampusBus stop384m
Abbey SchoolBus stop443m

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 2LL from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

52.6dB

Low

Night-time road noise heatmap for HP11 2LL

Night-time· 23:00 – 07:00

43.3dB

Low

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-eraGround Floor FlatFreeholdEPC FPre-1919 buildListed buildingNo mains gasSolid (non-cavity) walls

Because the property was built before 1919, is a listed building, and 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.

£479k

1 River Court, Oakridge Road

HP11 2FN

2 bed

£244k

1 Ruskin Court, Oakridge Road

HP11 2FG

2 bed1 bath

£224k

1 Hayden House, Baker Street

HP11 2RW

2 bed1 bath

£414k

1 Keats Close

HP11 2UJ

3 bed1 bath

£483k

1 Plumer Road

HP11 2SS

3 bed1 bath

£247k

1 Loakes Court, Rutland Street

HP11 2LE

1 bed

£185k

1 Alexandra Park, Queen Alexandra Road

HP11 2HJ

1 bed1 bath

£350k

1 Kingsley Crescent

HP11 2UN

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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 1 Loakes House is modelled from its 162 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP11 2LL. 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 1 Loakes House. 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 1 Loakes House was lodged in September 2020 at band F and is valid until September 2030. 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 1 Loakes House. 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 2LL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band: 1 Loakes House 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 1 Loakes House, Rutland Street, High Wycombe, HP11 2LL. Each answer is also embedded as structured data for search engines.

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