Model valuation£417,0008 Busby Close
Local market context
191b, West Wycombe Road, High Wycombe, HP12 3AF
4 sales on record
Estimated value
£185,000
- Since the 2016 sale (£160,000)+16%
- Against HP12 3AF's recent median (£200,000)-7%
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
Floor 1st
Bedroom
1
Bathroom
1
Floor area
40 m²
431 sq ft
Energy rating
C
Score 72
Council tax
Band B
Tenure
Freehold
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
£185,000
- Against its 2016 sale (£160,000)+16%
- Against HP12 3AF's recent median (£200,000)-7%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 191b is modelled from its 40 m² EPC floor area, its 4 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
40 m² from the EPC lodged in September 2015
Sales of this home
4 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.
191b has more than quadrupled in price since its earliest registered sale in 1998.
Sales timeline
23 June 2016Most recent
£160,000
+39.1%over 3 years9 July 2012
£115,000
+7.5%over 9 years20 March 2003
£107,000
+181.6%over 4 years2 July 1998
£38,000
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 191b, 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 191b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
191b is a one-bedroom semi-detached house in High Wycombe (HP12 3AF). It has a recorded floor area of 40 m² (around 431 sq ft), construction records dating it to 1930-1949 and council tax band B. Tenure is freehold. At 40 m² this is the 11th 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 top. The latest certificate (September 2015) shows a C (score 72). When first surveyed in November 2011 the rating was D, the property has climbed 1 band since. Between certificates, window efficiency went from Poor to Good and lighting went from Good to Very Good. The latest certificate is from September 2015, so improvements made since then won't be reflected.
Last sold in June 2016, so it's been off the market for around 10 years. Across the public record there are 4 sales, relatively high churn for a single property. Across 1998–2016, sale prices on this property compounded at 8.3% per year. Today's modelled estimate of £185,000 is 15.6% above the 2016 sale price. On a £-per-square-foot basis, the last sale (£372/sq ft) was about 60.3% 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
- Bedrooms1
- Bathrooms1
Outside
- Private gardenYes
- ParkingAllocated
Building
- TenureFreehold
- RefurbishedYes
Before you decide
Everything you need to know about 191b
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 21 Sept 2025
Current Certificate(1 of 2)
Sept 2015
EPC Rating
A
B
C
C72
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.6 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 21 September 2025
Property Improvements
Changes detected from historical EPC data
Sept 2015from Nov 2011
EPC improved fromD66toC72
Windows
SecondaryFull Double
Windows upgraded, improving insulation
Low Energy Lighting
60%83%
More low energy lighting installed
Planning history
Applications and permits filed against 191b, West Wycombe Road, High Wycombe, HP12 3AF, sourced from the PlanIt planning register.
191b 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.
191b outperforms the street on price per m² by a wide margin.
Price per m²
£4,000
Street avg £4,640
Floor Area
40 m²
Street avg 39 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
1.6 t/year
Street avg 2.3 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 century1st Floor FlatFreeholdEPC 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.
£176k
1 Castleview Gardens
HP12 3UD
1 bed1 bath
£175k
1 Carrington Court, Carrington Road
HP12 3JE
1 bed1 bath
£175k
1 Chairborough Court, Chairborough Road
HP12 3QQ
1 bed1 bath
£154k
1 Abercromby Court, Abercromby Avenue
HP12 3BY
1 bed1 bath
£120k
1 Bevelwood Gardens
HP12 3EZ
1 bed
£197k
1 Banner Court, Eaton Avenue
HP12 3BU
2 bed1 bath
£214k
1 Birinus Close
HP12 3LZ
2 bed1 bath
£220k
1 Birches Rise, West Wycombe Road
HP12 3AQ
2 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 191b is modelled from its 40 m² EPC floor area, its 4 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. 4 sales are recorded for 191b. 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 191b was lodged in September 2015 at band C and expired in September 2025, 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 191b. 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
- 191b 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 191b, West Wycombe Road, High Wycombe, HP12 3AF. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in HP12 3AFSold prices, values and energy ratings for the postcode
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- 191b, West Wycombe Road, High Wycombe valuationHow the estimate is built and what moves it
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