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

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.