Model valuation£417,0008 Busby Close
Local market context
165 West Wycombe Road, High Wycombe, HP12 3AF
4 planning records
Estimated value
£608,000
- Since the 2022 sale (£525,000)+16%
- Against HP12 3AF's recent median (£198,000)+207%
Newest record on this page: September 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
9
From EPC
Floor area
204 m²
2196 sq ft
Energy rating
C
Score 77
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
£608,000
- Against its 2022 sale (£525,000)+16%
- Against HP12 3AF's recent median (£198,000)+207%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 165 West Wycombe Road is modelled from its 204 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 3AF. 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
204 m² from the EPC lodged in March 2024
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in HP12 3AF
5 sales, median £198,000 (2024–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 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 165 West Wycombe Road was the highest on Land Registry record across the postcode.
Sales timeline
23 October 2022Most recent
£525,000
Median price across the last 5 sales in HP12 3AF: £198,000 (2024–2021).
Nearby sales in HP12 3AF
191a, West Wycombe Road, High Wycombe, HP12 3AF
Sold Sept 2024
£185,000Flat 5, 185 West Wycombe Road, High Wycombe, HP12 3AF
Sold Jan 2024
£198,000Flat 6, 185 West Wycombe Road, High Wycombe, HP12 3AF
Sold Sept 2022
£202,500Flat 4, 185 West Wycombe Road, High Wycombe, HP12 3AF
Sold Sept 2022
£200,000Flat 2, 187 West Wycombe Road, High Wycombe, HP12 3AF
Sold Jun 2021
£185,000
What this page doesn't show
2 potential issues have already been flagged for 165 West Wycombe Road, High Wycombe, HP12 3AF. 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
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About 165 West Wycombe Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
165 West Wycombe Road is a semi-detached house in High Wycombe (HP12 3AF). It has a recorded floor area of 204 m² (around 2196 sq ft), construction records dating it to 1900-1929 and council tax band D. The latest certificate (March 2024) shows a C (score 77), near the top of the C band. When first surveyed in August 2022 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Good, roof efficiency went from Average to Good and window efficiency went from Average to Good. The recommended improvements would push it to B (score 83).
At 204 m² the property is well over the postcode median (45 m² across 25 EPCs), placing it in the larger end of the local stock. 4 planning records sit against the property, 2 approved, 2 refused. Past consents include a loft conversion and subdivision, meaningful when judging how the property has evolved. Today's modelled estimate of £608,000 is 15.8% above the 2022 sale price. Last sale on file: £525,000 in October 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.
Before you decide
Everything you need to know about 165 West Wycombe Road
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
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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.
Current Certificate(1 of 3)
Mar 2024
EPC Rating
A
B
C
C77
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 18 March 2034
Property Improvements
Changes detected from historical EPC data
Mar 2024from Aug 2022
EPC improved fromD61toC77
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Walls
Very PoorGood
Wall insulation improved
Low Energy Lighting
67%100%
More low energy lighting installed
Planning history
Applications and permits filed against 165 West Wycombe Road, High Wycombe, HP12 3AF, sourced from the PlanIt planning register.
A a loft conversion application was refused at 165 West Wycombe Road in 2023.
4 applications on record at 165 West Wycombe Road, High Wycombe, HP12 3AF
4decisions4extensions46documents8nearby
Flagged:Subdivision
- Jun 2012Loft ConversionFullOutcome in report
Extension of roof at side & insertion of dormer to rear in connection with creation of 2 self contained bedsit flats in loft
Subdivision- Documents
- 11 docs on file
- Reference
- 12/05930/FUL
- More recent applications — locked
- Loft ConversionMay 2023Decision
- Loft ConversionFeb 2018Decision
+ 1 more application in the report
Unlock 165 West Wycombe Road, High Wycombe, HP12 3AF's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 8 notable nearby
- The 46 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
Desborough Park Road — bus stop.
Closest school
0.5 km
The Disraeli School. 18 schools nearby.
Nearest schools
- The Disraeli SchoolPrimary547m
- Oakridge SchoolPrimary666m
- Millbrook Combined SchoolPrimary678m
- High Wycombe Church of England Combined SchoolPrimary1.4km
Nearest stops
- Desborough Park RoadBus stop72m
- Cotswold WayBus stop194m
- Brecon WayBus stop262m
- The White Horse PHBus stop295m
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 3AF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.8dB
Night-time· 23:00 – 07:00
40.0dB
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 3 Building Survey
Victorian-eraSemi-Detached HouseEPC CPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 165 West Wycombe Road is modelled from its 204 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 3AF. 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 165 West Wycombe Road. 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 165 West Wycombe Road was lodged in March 2024 at band C and is valid until March 2034. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 165 West Wycombe Road. 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 18 schools and 30 stops listed are measured in a straight line from HP12 3AF, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 165 West Wycombe Road 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 165 West Wycombe Road, High Wycombe, HP12 3AF. Each answer is also embedded as structured data for search engines.
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