Model valuation£417,0008 Busby Close
Local market context
16 Hayden House, Baker Street, High Wycombe, HP11 2RW
Estimated value
£168,000
- Against HP11 2RW's recent median (£167,500)0%
Newest record on this page: February 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor 2nd
Habitable rooms
2
From EPC
Floor area
40 m²
431 sq ft
Energy rating
C
Score 71
Council tax
Band B
Tenure
Social Rental
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
£168,000
- Against HP11 2RW's recent median (£167,500)0%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 16 Hayden House is modelled from its 40 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP11 2RW. 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
40 m² from the EPC lodged in February 2014
Sales of this home
No sale recorded since 1995
Recent sales in HP11 2RW
3 sales, median £167,500 (2022–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2022 | 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.
16 Hayden House has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 3 sales in HP11 2RW: £167,500 (2022–2015).
What this page doesn't show
1 potential issue has already been flagged for 16 Hayden House, Baker Street, High Wycombe, HP11 2RW. 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 16 Hayden House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
16 Hayden House is a detached house in High Wycombe (HP11 2RW). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1976-1982 and council tax band B. At 40 m² this is the smallest unit on EPC record across the building (40–87 m²). The building's EPC ratings span D to C, with this unit at the top. The latest certificate (February 2014) shows a C (score 71). The rating has held steady at C across 2 certificates since October 2012. Between certificates, wall efficiency went from Very Poor to Average and window efficiency went from Average to Good; while roof efficiency dropped from Good to Average and lighting dropped from Very Good to Good. The latest certificate is from February 2014, so improvements made since then won't be reflected.
At 40 m² it's 16.7% smaller than the typical home in the postcode (48 m² median across 14 EPCs).
Before you decide
Everything you need to know about 16 Hayden 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 performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
16 Hayden House's carbon output is low for the local stock.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 26 Feb 2024
Current Certificate(1 of 2)
Feb 2014
EPC Rating
A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.5 t/year
Occupancy
Rented
Certificate validity
Expired on 26 February 2024
Property Improvements
Changes detected from historical EPC data
Feb 2014from Oct 2012
Heating Controls
FullProg + Stat
Heating controls changed
Windows
AverageGood
Window efficiency improved
Wall Insulation
Uninsulated SolidPartial Insulation
Wall insulation upgraded
Low Energy Lighting
100%50%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 16 Hayden House, Baker Street, High Wycombe, HP11 2RW, sourced from the PlanIt planning register.
16 Hayden 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.
Versus other Baker Street homes
Four headline reads against 14 similar flats on this street, drawn from the latest EPC and Land Registry data.
On floor area, 16 Hayden House runs well behind the street norm.
EPC Rating
71 (C)
Street avg 75 (C)
Floor Area
40 m²
Street avg 54 m²
CO₂ Emissions
1.5 t/year
Street avg 1.6 t/year
Habitable Rooms
2 rooms
Street avg 2 rooms
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
0.1 km
Baker Street — bus stop.
Closest school
0.6 km
Oakridge School. 21 schools nearby.
Nearest schools
- Oakridge SchoolPrimary562m
- High Wycombe Church of England Combined SchoolPrimary740m
- The Disraeli SchoolPrimary754m
- Hamilton AcademyPrimary809m
Nearest stops
- Baker StreetBus stop77m
- Cedar TerraceBus stop123m
- RiversideBus stop192m
- Green StreetBus stop211m
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 2RW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.1dB
Night-time· 23:00 – 07:00
41.0dB
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 2 HomeBuyer Report
Late 20th century2nd Floor FlatEPC C
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£167k
1 Archdale
HP11 2JP
£167k
1 Needham Court, Desborough Road
HP11 2TF
£163k
1 Pendrill House, Oakridge Road
HP11 2NJ
£185k
1 Alexandra Park, Queen Alexandra Road
HP11 2HJ
1 bed1 bath
£193k
1 High Street
HP11 2AZ
£197k
1 Castle House, Desborough Road
HP11 2FP
£209k
1 Elliott House, Shaftesbury Street
HP11 2NL
£134k
1 Mahoney Court, Oakridge Road
HP11 2NH
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Start your researchHow to read this page
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 16 Hayden House is modelled from its 40 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP11 2RW. 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. No sale is recorded for 16 Hayden House, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 16 Hayden House was lodged in February 2014 at band C and expired in February 2024, so a new one is needed to sell or let. 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 16 Hayden 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 21 schools and 30 stops listed are measured in a straight line from HP11 2RW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 16 Hayden House is in council tax band B. 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 16 Hayden House, Baker Street, High Wycombe, HP11 2RW. Each answer is also embedded as structured data for search engines.
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- Every home in HP11 2RWSold prices, values and energy ratings for the postcode
- HP 11 property marketPrices, postcodes, schools and transport across the district
- 16 Hayden House, Baker Street, High Wycombe valuationHow the estimate is built and what moves it
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