172e, West Wycombe Road, High Wycombe, HP12 3AP
About 172e
172e is a semi-detached house in High Wycombe (HP12 3AP). It has a recorded floor area of 17 m² (around 183 sq ft), construction records dating it to 1900-1929 and council tax band A. At 17 m² this is the 3rd smallest of 45 units on EPC record in the building, where floor areas span 4–234 m². The building's EPC ratings span E to B, with this unit at the bottom. The latest certificate (May 2025) shows an E (score 51), well below the UK norm with real room to improve. Earlier certificates rated it C (November 2013); the latest reading is 2 bands lower. Between certificates, main heating dropped from Average to Very Poor. The recommended improvements would lift it to C (score 77), a 2-band jump. Main heating runs on electricity.
At 17 m² it sits well below the postcode median (46 m² across 44 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 80% of similar EPCs).
Everything you need to know about 172e
The true value, the hidden risks and the full sale history, in one report.
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Energy performance
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Rating
Property Improvements
Changes detected from historical EPC data
Heating system changed
Heating controls upgraded for better temperature management
Get a survey for this property
Level 3 Building Survey
Because the property was built before 1919, has no mains gas supply, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Planning history
172e has no planning applications on record.
But the area is active
10 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Sales history & valuation
172e has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
£150,000
Modelled from EPC, postcode comparables.
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 5 sales in HP12 3AP: £490,000 (2022–2018).
Nearby sales in HP12 3AP
200 West Wycombe Road, High Wycombe, HP12 3AP
Sold Jul 2022
£625,000202 West Wycombe Road, High Wycombe, HP12 3AP
Sold Jan 2022
£510,000Woodley Court, Flat 1, 170 West Wycombe Road, High Wycombe, HP12 3AP
Sold Sept 2021
£32,500Flat 3, 182 West Wycombe Road, High Wycombe, HP12 3AP
Sold Nov 2019
£173,000Woodley Court, Flat 8, 170 West Wycombe Road, High Wycombe, HP12 3AP
Sold Oct 2016
£235,000
Versus other West Wycombe Road homes
172e is notably below the street on floor area.
EPC Rating
51 (E)
Street avg 66 (D)
Floor Area
17 m²
Street avg 43 m²
CO₂ Emissions
2.0 t/year
Street avg 2.2 t/year
Habitable Rooms
1 rooms
Street avg 2 rooms
Everything you need to know about 172e
The true value, the hidden risks and the full sale history, in one report.
Pick your report · every report is £14.99
One time fee only - money back guarantee
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The neighbourhood at a glance
Crime
8/mo
Steady year-on-year across the wider district.
Nearest stop
0.1 km
Desborough Park Road — bus stop.
Closest school
0.5 km
Millbrook Combined School. 18 schools nearby.
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
Daytime· 07:00 – 23:00
50.3dB
Night-time· 23:00 – 07:00
39.8dB