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172e, West Wycombe Road, High Wycombe, HP12 3AP

Estimated value

£144,000

  • Against HP12 3AP's recent median (£490,000)-71%

Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Floor -1
Habitable rooms
1
From EPC
Floor area
17 m²
183 sq ft
Energy rating
E
Score 51
Council tax
Band A
Tenure
Private Rental
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Valuation

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

£144,000

  • Against HP12 3AP's recent median (£490,000)-71%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 172e is modelled from its 17 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP12 3AP. 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

    17 m² from the EPC lodged in May 2025

  • Sales of this home

    No sale recorded since 1995

  • Recent sales in HP12 3AP

    5 sales, median £490,000 (2022–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 2022Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

172e has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

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).

Risks

What this page doesn't show

1 potential issue has already been flagged for 172e, West Wycombe Road, High Wycombe, HP12 3AP. 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

Overview

About 172e

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

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).

Before you decide

Everything you need to know about 172e

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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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
May 2025

EPC Rating

A
B
C
D
E
E51
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
2.0 t/year
Occupancy
Rented

Certificate validity

Valid until 5 May 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

May 2025from Nov 2013
EPC improved fromC69toE51
Heating System
Storage HeatersRoom Heaters

Heating system changed

Heating Controls
ManualThermostat

Heating controls upgraded for better temperature management

Planning

Planning history

Applications and permits filed against 172e, West Wycombe Road, High Wycombe, HP12 3AP, sourced from the PlanIt planning register.

172e 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.

On the street

Versus other West Wycombe Road homes

Four headline reads against 36 similar flats on this street, drawn from the latest EPC and Land Registry data.

172e is notably below the street on floor area.

EPC Rating

51 (E)

Street avg 66 (D)

Strongly below

Floor Area

17 m²

Street avg 43 m²

Strongly below

CO₂ Emissions

2.0 t/year

Street avg 2.2 t/year

Above

Habitable Rooms

1 rooms

Street avg 2 rooms

Strongly below
Area

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.
Full High Wycombe report

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

Millbrook Combined School. 18 schools nearby.

Nearest schools

  • Millbrook Combined SchoolPrimary519m
  • The Disraeli SchoolPrimary599m
  • Oakridge SchoolPrimary806m
  • The Downley SchoolPrimary1.4km

Nearest stops

  • Desborough Park RoadBus stop117m
  • Cotswold WayBus stop244m
  • Middlebrook RoadBus stop269m
  • White CloseBus stop306m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around HP12 3AP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP12 3AP

Daytime· 07:00 – 23:00

50.3dB

Low
Night-time road noise heatmap for HP12 3AP

Night-time· 23:00 – 07:00

39.8dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraBasement FlatEPC EPre-1919 buildNo mains gasSolid (non-cavity) walls

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

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£154k

1 Abercromby Court, Abercromby Avenue

HP12 3BY

1 bed1 bath
£155k

1 Barbel Court, Warbler Way

HP12 3FH

£120k

1 Bevelwood Gardens

HP12 3EZ

1 bed
£175k

1 Carrington Court, Carrington Road

HP12 3JE

1 bed1 bath
£175k

1 Chairborough Court, Chairborough Road

HP12 3QQ

1 bed1 bath
£176k

1 Castleview Gardens

HP12 3UD

1 bed1 bath
£195k

1 Chiltern Avenue

HP12 3UR

£197k

1 Banner Court, Eaton Avenue

HP12 3BU

2 bed1 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 172e is modelled from its 17 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP12 3AP. 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. No sale is recorded for 172e, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 172e was lodged in May 2025 at band E and is valid until May 2035. 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 172e. 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 3AP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
172e is in council tax band A. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 172e, West Wycombe Road, High Wycombe, HP12 3AP. Each answer is also embedded as structured data for search engines.

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