Model valuation£417,0008 Busby Close
Local market context
Flat 1, 128 West Wycombe Road, High Wycombe, HP12 3AA
2 planning records
Estimated value
£158,000
- Since the 2016 sale (£650,000)-76%
- Against HP12 3AA's recent median (£195,000)-19%
Newest record on this page: May 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 00
Habitable rooms
2
From EPC
Floor area
36 m²
388 sq ft
Energy rating
C
Score 74
Council tax
Band B
Tenure
Private 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
£158,000
- Against its 2016 sale (£650,000)-76%
- Against HP12 3AA's recent median (£195,000)-19%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 1 is modelled from its 36 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 3AA. 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
36 m² from the EPC lodged in May 2026
Sales of this home
1 sale recorded, the latest in 2016
Recent sales in HP12 3AA
5 sales, median £195,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
Latest sale on Flat 1 was the highest on Land Registry record across the postcode.
Sales timeline
19 October 2016Most recent
£650,000
Median price across the last 5 sales in HP12 3AA: £195,000 (2025–2024).
Nearby sales in HP12 3AA
Flat 3, 136 West Wycombe Road, High Wycombe, HP12 3AA
Sold Jun 2025
£195,000Flat 2, 136 West Wycombe Road, High Wycombe, HP12 3AA
Sold Jun 2025
£195,000126 West Wycombe Road, High Wycombe, HP12 3AA
Sold Mar 2025
£379,000Flat A, 118 West Wycombe Road, High Wycombe, HP12 3AA
Sold Sept 2024
£210,000Flat B, 118 West Wycombe Road, High Wycombe, HP12 3AA
Sold Apr 2024
£184,000
What this page doesn't show
2 potential issues have already been flagged for Flat 1, 128 West Wycombe Road, High Wycombe, HP12 3AA. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- A planning decision worth checkingIn 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 Flat 1
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 1 is a semi-detached house in High Wycombe (HP12 3AA). It has a recorded floor area of 36 m² (around 388 sq ft), construction records dating it to 1900-1929 and council tax band B. At 36 m² this is the smallest unit on EPC record across the building (36–43 m²). The latest certificate (May 2026) shows a C (score 74). When first surveyed in April 2016 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Good and lighting went from Very Poor to Good. This certificate was lodged in the last six months, so the rating reflects current condition.
Today's modelled estimate of £158,000 is 75.7% below the 2016 sale of £650,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£1,677/sq ft) was about 733.8% above the typical sold price in the postcode. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. Last changed hands 10 years ago, in October 2016. At 36 m² it's 21.7% smaller than the typical home in the postcode (46 m² median across 69 EPCs).
Before you decide
Everything you need to know about Flat 1
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaA planning decision worth checking
Pick your report · from £14.99
One time fee only - money back guarantee
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.
Flat 1's carbon output is low for the local stock.
Current Certificate(1 of 2)
May 2026
EPC Rating
A
B
C
C74
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.2 t/year
Occupancy
Rented
Certificate validity
Valid until 25 May 2036
Property Improvements
Changes detected from historical EPC data
May 2026from Apr 2016
EPC improved fromD59toC74
Heating Controls
Prog + TRVsFull
Heating controls upgraded for better temperature management
Walls
Very PoorGood
Wall insulation improved
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against Flat 1, 128 West Wycombe Road, High Wycombe, HP12 3AA, sourced from the PlanIt planning register.
A recent planning application at Flat 1 was refused — worth checking the council file.
2 applications on record at Flat 1, 128 West Wycombe Road, High Wycombe, HP12 3AA
2decisions2extensions18documents8nearby
- Dec 2023ExtensionFullOutcome in report
Extension: Two storey · Side of property
Construction of two storey side extension to enlarge flats 1, 2, 3 & 4
- Documents
- 9 docs on file
- Reference
- 23/06861/FUL
- More recent applications — locked
- ExtensionMay 2024Decision
Unlock Flat 1, 128 West Wycombe Road, High Wycombe, HP12 3AA's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 8 notable nearby
- The 18 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other West Wycombe Road homes
Four headline reads against 51 similar flats on this street, drawn from the latest EPC and Land Registry data.
On price per m², Flat 1 stands well clear of the street.
Price per m²
£18,056
Street avg £3,294
Floor Area
36 m²
Street avg 50 m²
Habitable Rooms
2 rooms
Street avg 3 rooms
CO₂ Emissions
1.2 t/year
Street avg 2.1 t/year
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
125/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
The White Horse PH — bus stop.
Closest school
0.5 km
The Disraeli School. 20 schools nearby.
Nearest schools
- The Disraeli SchoolPrimary471m
- Oakridge SchoolPrimary634m
- Millbrook Combined SchoolPrimary890m
- High Wycombe Church of England Combined SchoolPrimary1.2km
Nearest stops
- The White Horse PHBus stop86m
- Brecon WayBus stop93m
- Cumbrian WayBus stop186m
- Cotswold WayBus stop248m
Most reported crime locally
- Violence & Sexual Offences768 reports36%
- Anti-social Behaviour296 reports14%
- Shoplifting206 reports10%
- Other Theft187 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 HP12 3AA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.7dB
Night-time· 23:00 – 07:00
40.6dB
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 FlatEPC CPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£158k
Alexandra Court, Flat 10, West Wycombe Road
HP12 3AB
Flat1 bed
£161k
138 140, Flat 5, West Wycombe Road
HP12 3AA
Flat
£145k
138 140, Flat 3, West Wycombe Road
HP12 3AA
Flat
£145k
138 140, Flat 4, West Wycombe Road
HP12 3AA
Flat
£174k
138 140, Flat 6, West Wycombe Road
HP12 3AA
Flat
£194k
138 140, Flat 2, West Wycombe Road
HP12 3AA
Flat
£197k
138 140, Flat 1, West Wycombe Road
HP12 3AA
Flat
£210k
Alexandra Court, Flat 11, West Wycombe Road
HP12 3AB
Flat2 bed
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
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 Flat 1 is modelled from its 36 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 3AA. 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. 1 sale is recorded for Flat 1. 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 Flat 1 was lodged in May 2026 at band C and is valid until May 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. 2 applications are matched to Flat 1. 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 17 months, which places each incident at an approximate point. The 20 schools and 30 stops listed are measured in a straight line from HP12 3AA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Flat 1 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 Flat 1, 128 West Wycombe Road, High Wycombe, HP12 3AA. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in HP12 3AASold prices, values and energy ratings for the postcode
- HP 12 property marketPrices, postcodes, schools and transport across the district
- Flat 1, 128 West Wycombe Road, 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