Model valuation£417,0008 Busby Close
Local market context
171b, West Wycombe Road, High Wycombe, HP12 3AF
5 sales on record
Estimated value
£259,000
- Since the 2016 sale (£225,000)+15%
- Against HP12 3AF's recent median (£200,000)+30%
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
Detached
Floor Ground
Bedrooms
2
Bathroom
1
Floor area
64 m²
689 sq ft
Energy rating
E
Score 52
Council tax
Band C
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
£259,000
- Against its 2016 sale (£225,000)+15%
- Against HP12 3AF's recent median (£200,000)+30%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 171b is modelled from its 64 m² EPC floor area, its 5 recorded sales 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
64 m² from the EPC lodged in August 2013
Sales of this home
5 sales recorded, the latest in 2016
Recent sales in HP12 3AF
5 sales, median £200,000 (2024–2022)
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 | 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.
171b has more than tripled in price since its earliest registered sale in 1997.
Sales timeline
14 April 2016Most recent
£225,000
+32.4%over 2 years20 March 2014
£169,950
+15.2%over 7 years25 May 2006
£147,500
+39.2%over 4 years16 August 2001
£106,000
+54.7%over 4 years22 May 1997
£68,500
Median price across the last 5 sales in HP12 3AF: £200,000 (2024–2022).
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
£198,000165 West Wycombe Road, High Wycombe, HP12 3AF
Sold Oct 2022
£525,000Flat 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
£200,000
What this page doesn't show
1 potential issue has already been flagged for 171b, 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
- 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 171b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
171b is a two-bedroom detached house in High Wycombe (HP12 3AF). It has a recorded floor area of 64 m² (around 689 sq ft), construction records dating it to 1930-1949 and council tax band C. At 64 m² this is the 23rd smallest of 26 units on EPC record in the building, where floor areas span 13–356 m². The building's EPC ratings span E to C, with this unit at the bottom. The latest certificate (August 2013) shows an E (score 52), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 73), a 2-band jump. The latest certificate is from August 2013, so improvements made since then won't be reflected.
At 64 m² the property is well over the postcode median (45 m² across 25 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. On the market in April 2016 and unlisted since — roughly 10 years. Across the public record there are 5 sales, relatively high churn for a single property. Across 1997–2016, sale prices on this property compounded at 6.5% per year. Today's modelled estimate of £259,000 is 15.1% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£327/sq ft) was about 36.3% above the typical sold price in the postcode.
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
- Bedrooms2
- Bathrooms1
- EnsuiteYes
Outside
- Private gardenYes
Building
- Heating systemGas
Before you decide
Everything you need to know about 171b
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.
171b sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 20 Aug 2023
Current Certificate
Aug 2013EPC Rating
A
B
C
D
E
E52
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Good
CO2 Emissions
4.1 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 20 August 2023
Planning history
Applications and permits filed against 171b, West Wycombe Road, High Wycombe, HP12 3AF, sourced from the PlanIt planning register.
171b has no planning applications on record.
8
But the area is active
8 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other West Wycombe Road homes
Four headline reads against 24 similar flats on this street, drawn from the latest EPC and Land Registry data.
171b outperforms the street on floor area by a wide margin.
Price per m²
£3,516
Street avg £4,677
Floor Area
64 m²
Street avg 38 m²
Habitable Rooms
3 rooms
Street avg 2 rooms
CO₂ Emissions
4.1 t/year
Street avg 2.2 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
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 2 HomeBuyer Report
Early 20th centuryGround Floor FlatEPC E
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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.
£256k
1 Dashwood Avenue
HP12 3DN
2 bed1 bath
£220k
1 Birches Rise, West Wycombe Road
HP12 3AQ
2 bed1 bath
£214k
1 Birinus Close
HP12 3LZ
2 bed1 bath
£197k
1 Banner Court, Eaton Avenue
HP12 3BU
2 bed1 bath
£372k
1 Bushey Close
HP12 3HL
3 bed
£376k
1 Burnham Close
HP12 3UX
3 bed1 bath
£176k
1 Castleview Gardens
HP12 3UD
1 bed1 bath
£175k
1 Carrington Court, Carrington Road
HP12 3JE
1 bed1 bath
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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 171b is modelled from its 64 m² EPC floor area, its 5 recorded sales 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. 5 sales are recorded for 171b. 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 171b was lodged in August 2013 at band E and expired in August 2023, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 171b. 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
- 171b is in council tax band C. 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 171b, West Wycombe Road, High Wycombe, HP12 3AF. Each answer is also embedded as structured data for search engines.
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- Every home in HP12 3AFSold prices, values and energy ratings for the postcode
- HP 12 property marketPrices, postcodes, schools and transport across the district
- 171b, West Wycombe Road, High Wycombe valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales