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

2 Loakes House is a two-bedroom end-of-terrace house in High Wycombe (HP11 2LL). It has a recorded floor area of 66 m² (around 710 sq ft), construction records dating it to before 1900 and council tax band C. At 66 m² this is the smallest 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. On EPC score it ranks last in the building (32 versus a best of 55). Period features are noted in the property record. The home occupies a cul-de-sac position. The latest certificate (April 2025) shows an F (score 32), near the bottom of the EPC scale. The rating has held steady at F across 4 certificates since April 2009. Between certificates, hot-water efficiency went from Very Poor to Average and lighting went from Very Poor to Very Good; while wall efficiency dropped from Good to Very Poor. The recommended improvements would lift it to D (score 65), a 2-band jump. Main heating runs on b30k.

It changed hands recently, sold August 2025 for £335,000. Across the public record there are 4 sales, relatively high churn for a single property. Across 2007–2025, sale prices on this property compounded at 2.5% per year. On a £-per-square-foot basis, the last sale (£472/sq ft) was about 164.7% above the typical sold price in the postcode.