Model valuation£417,0008 Busby Close
Local market context
4 Loakes House, Rutland Street, High Wycombe, HP11 2LL
Listed building4 sales on record
Estimated value
£400,000
- Since the 2006 sale (£275,000)+45%
- Against HP11 2LL's recent median (£335,000)+19%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 01
Bedrooms
3
Floor area
132 m²
1421 sq ft
Energy rating
D
Score 55
Council tax
Band D
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
£400,000
- Against its 2006 sale (£275,000)+45%
- Against HP11 2LL's recent median (£335,000)+19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 4 Loakes House is modelled from its 132 m² EPC floor area, its 4 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
132 m² from the EPC lodged in March 2026
Sales of this home
4 sales recorded, the latest in 2006
Recent sales in HP11 2LL
5 sales, median £335,000 (2025–2016)
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 |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
4 Loakes House has more than tripled in price since its earliest registered sale in 1995.
Sales timeline
6 November 2006Most recent
£275,000
+1.9%over 4 years30 September 2002
£270,000
+92.9%over 4 years30 July 1998
£140,000
+55.6%over 3 years18 May 1995
£89,950
Median price across the last 5 sales in HP11 2LL: £335,000 (2025–2016).
What this page doesn't show
1 potential issue has already been flagged for 4 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
About 4 Loakes House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
4 Loakes House is a three-bedroom semi-detached house in High Wycombe (HP11 2LL). It has a recorded floor area of 132 m² (around 1421 sq ft), construction records dating it to before 1900 and council tax band D. 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 conservatory. The home occupies a corner plot. At 132 m² this is the 2nd smallest of 3 units on EPC record in the building, where floor areas span 66–162 m². The building's EPC ratings span F to D, with this unit at the top. On EPC score it ranks first in the building (55 versus a worst of 32). The latest certificate (March 2026) shows a D (score 55), a step below the typical UK home. When first surveyed in July 2023 the rating was F, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Poor and roof efficiency went from Very Poor to Good; while window efficiency dropped from Poor to Very Poor and lighting dropped from Very Good to Good. The recommended improvements would push it to C (score 71). Main heating runs on electricity. This certificate was lodged in the last six months, so the rating reflects current condition.
Held since November 2006 — that's 20 years off the open market, well above the local norm. Across the public record there are 4 sales, relatively high churn for a single property. Across 1995–2006, sale prices on this property compounded at 10.2% per year. Today's modelled estimate of £400,000 is 45.5% above the 2006 sale price. On a £-per-square-foot basis, the last sale (£194/sq ft) was about 46% below the postcode norm.
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
- Bedrooms3
- ConservatoryYes
Outside
- ParkingAllocated
- Corner plotYes
Building
- Listed buildingYes
- RefurbishedYes
Before you decide
Everything you need to know about 4 Loakes House
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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
Mar 2026
EPC Rating
A
B
C
D
D55
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Very Poor
CO2 Emissions
2.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 25 March 2036
Property Improvements
Changes detected from historical EPC data
Mar 2026from Jul 2023
EPC improved fromF32toD55
Walls
Very PoorPoor
Wall insulation improved
Roof Insulation
UninsulatedWell Insulated
Loft insulation installed or upgraded to 250mm+
Planning history
Applications and permits filed against 4 Loakes House, Rutland Street, High Wycombe, HP11 2LL, sourced from the PlanIt planning register.
4 Loakes House 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.
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.
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.
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
Night-time· 23:00 – 07:00
43.3dB
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 buildListed buildingExtended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls
Because the property was built before 1919, is a listed building, and has been extended more than once, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£414k
1 Keats Close
HP11 2UJ
3 bed1 bath
£483k
1 Plumer Road
HP11 2SS
3 bed1 bath
£350k
1 Loakes House, Rutland Street
HP11 2LL
2 bed1 bath
£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
£247k
1 Loakes Court, Rutland Street
HP11 2LE
1 bed
£392k
1 Jubilee Road
HP11 2PG
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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 4 Loakes House is modelled from its 132 m² EPC floor area, its 4 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. 4 sales are recorded for 4 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 4 Loakes House was lodged in March 2026 at band D and is valid until March 2036. 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 4 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
- 4 Loakes House is in council tax band D. 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 4 Loakes House, Rutland Street, High Wycombe, HP11 2LL. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in HP11 2LLSold prices, values and energy ratings for the postcode
- HP 11 property marketPrices, postcodes, schools and transport across the district
- 4 Loakes House, Rutland Street, High Wycombe valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales