What kind of home is 8 Eaton Place, HP12 3AU?

8 Eaton Place, HP12 3AU is a 1-bedroom mid-terrace house.

What was the last sold price for 8 Eaton Place, HP12 3AU?

8 Eaton Place, HP12 3AU last sold for £210,000 in June 2024, around 2 years ago. Land Registry has 7 sales on record going back to £57,500 in August 1998. Source: HM Land Registry.

Has 8 Eaton Place, HP12 3AU appreciated in value?

Across 7 sales between August 1998 and June 2024, 8 Eaton Place, HP12 3AU rose from £57,500 to £210,000, a change of £152,500. That works out to roughly +5.1% per year compounded over 26 years. Source: HM Land Registry.

What energy rating does 8 Eaton Place, HP12 3AU have?

The current EPC rating for 8 Eaton Place, HP12 3AU is D with a score of 67 out of 100, lodged in July 2016. It has dropped from a C recorded in November 2011. The assessor estimates the property could reach a A. Source: EPC Register.

How big is 8 Eaton Place, HP12 3AU?

8 Eaton Place, HP12 3AU has a recorded floor area of 43 m² (463 sq ft), around 43 m² per bedroom. That makes it about 15% smaller than the median EPC-recorded property in HP12 3AU. Source: EPC Register.

What heating system does 8 Eaton Place, HP12 3AU use?

The latest EPC at 8 Eaton Place, HP12 3AU records electricity as the main heating fuel. Source: EPC Register.

What is the council tax band for 8 Eaton Place, HP12 3AU?

8 Eaton Place, HP12 3AU is in council tax band C.

Which area is 8 Eaton Place, HP12 3AU in?

8 Eaton Place, HP12 3AU sits in High Wycombe. It falls within the HP12 postcode district in Buckinghamshire.

What is crime like near 8 Eaton Place, HP12 3AU?

Police records around 8 Eaton Place, HP12 3AU show an average of 125 reported crimes per month over the last 17 months. Violent crime makes up roughly 36% of reports, the most common category. The overall trend is falling (22% versus the prior period). Source: Police UK.

What schools are near 8 Eaton Place, HP12 3AU?

The closest primary school to 8 Eaton Place, HP12 3AU is Millbrook Combined School (429m), one of 12 primaries within walking distance. The closest secondary is Wycombe High School (2.0km), with 5 secondaries in the surrounding area.

What transport links are near 8 Eaton Place, HP12 3AU?

The closest bus stop to 8 Eaton Place, HP12 3AU is Prestwood Close, 67m away. In total there are 30 bus stops within the surrounding area.

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8 Eaton Place, Eaton Avenue, High Wycombe, HP12 3AU

7 sales on record

Estimated value

£229,000

Since the 2024 sale (£210,000)+9%
Against HP12 3AU's recent median (£249,950)-8%

Newest record on this page: July 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation

Property type

Mid terrace

Bedroom

Bathroom

Floor area

43 m²

463 sq ft

Energy rating

Score 67

Council tax

Band C

Tenure

Freehold

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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

£229,000

Against its 2024 sale (£210,000)+9%
Against HP12 3AU's recent median (£249,950)-8%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 8 Eaton Place is modelled from its 43 m² EPC floor area, its 7 recorded sales and recent sales of comparable homes in HP12 3AU. 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
43 m² from the EPC lodged in July 2016
Sales of this home
7 sales recorded, the latest in 2024
Recent sales in HP12 3AU
5 sales, median £249,950 (2024–2021)

This page or the full report?

Data	This page	Full report
Sales	Latest sale shown: July 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

Price

Sales history & valuation

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

Sale price has grown by over 3x since 1998.

Sales timeline

27 June 2024Most recent
£210,000
+5.8%over 7 years
9 December 2016
£198,500
9 December 2016
£198,500
+42.8%over 2 years
28 July 2014
£139,000
+8.6%over 9 years
21 January 2005
£128,000
+20.8%over 2 years
8 August 2002
£106,000
+84.3%over 3 years
27 August 1998
£57,500

Median price across the last 5 sales in HP12 3AU: £249,950 (2024–2021).

Nearby sales in HP12 3AU

Risks

What this page doesn't show

1 potential issue has already been flagged for 8 Eaton Place, Eaton Avenue, High Wycombe, HP12 3AU. 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

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Overview

About 8 Eaton Place

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

8 Eaton Place is a one-bedroom mid-terrace house in High Wycombe (HP12 3AU). It has a recorded floor area of 43 m² (around 463 sq ft), construction records dating it to 1976-1982 and council tax band C. Tenure is freehold. The latest certificate (July 2016) shows a D (score 67), on the cusp of jumping into the C band. Earlier certificates rated it C (November 2011); the latest reading is one band lower. Between certificates, roof efficiency went from Average to Good and window efficiency went from Poor to Average; while wall efficiency dropped from Good to Average and lighting dropped from Average to Very Poor. The recommended improvements would lift it to A (score 93), a 3-band jump. Main heating runs on electricity. The latest certificate is from July 2016, so improvements made since then won't be reflected.

Across 1998–2024, sale prices on this property compounded at 5.1% per year. On a £-per-square-foot basis, the last sale (£454/sq ft) was about 96.3% above the typical sold price in the postcode. Most recent transfer: June 2024 at £210,000.

Specifications

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
Open-plan layoutYes

Outside

Private gardenYes
DrivewayYes

Building

TenureFreehold
Heating systemElectric
RefurbishedYes

Before you decide

Everything you need to know about 8 Eaton Place

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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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.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 28 Jul 2026

Current Certificate(1 of 3)

Jul 2016

EPC Rating

D67

Main Heating

Electric

Main Fuel

Electric

Hot Water

Average

Windows

Average

CO2 Emissions

3.1 t/year

Occupancy

Owner Occupied

Certificate validity

Expired on 28 July 2026

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Aug 2014from Nov 2011

EPC improved fromC70toD56

Heating System

Storage HeatersRoom Heaters

Heating system changed

Heating Controls

ManualThermostat

Heating controls upgraded for better temperature management

Hot Water

Immersion (Off-Peak)Immersion

Hot water system changed

Windows

Partial DoubleFull Double

Windows upgraded, improving insulation

Low Energy Lighting

40%83%

More low energy lighting installed

Jul 2016from Aug 2014

Heating System

Room HeatersStorage Heaters

Heating system upgraded to a more efficient system

Heating Controls

ThermostatManual

Heating controls changed

Hot Water

ImmersionImmersion (Off-Peak)

Hot water system upgraded

Roof Insulation

PartialWell Insulated

Loft insulation upgraded to recommended levels

Low Energy Lighting

83%0%

Low energy lighting percentage decreased

Planning

Planning history

Applications and permits filed against 8 Eaton Place, Eaton Avenue, High Wycombe, HP12 3AU, sourced from the PlanIt planning register.

8 Eaton Place has no planning applications on record.

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 Eaton Place homes

Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.

Years Held for 8 Eaton Place lags the street by a wide margin.

Price per m²

£4,884

Street avg £3,450

Strongly above

Floor Area

43 m²

Street avg 50 m²

Strongly below

Habitable Rooms

2 rooms

Street avg 3 rooms

Below

CO₂ Emissions

3.1 t/year

Street avg 3.5 t/year

Above

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

Prestwood Close — bus stop.

Closest school

0.4 km

Millbrook Combined School. 17 schools nearby.

Nearest schools

Millbrook Combined SchoolPrimary429m
Oakridge SchoolPrimary642m
The Disraeli SchoolPrimary990m
Castlefield SchoolPrimary1.1km

Nearest stops

Prestwood CloseBus stop67m
Copyground LaneBus stop232m
The Half Moon PHBus stop312m
Dashwood AvenueBus stop321m

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 3AU from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

50.2dB

Low

Night-time road noise heatmap for HP12 3AU

Night-time· 23:00 – 07:00

39.9dB

Low

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

Late 20th centuryMid-Terrace HouseFreeholdEPC DNo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £885 · 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.

£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

£220k

1 Birches Rise, West Wycombe Road

HP12 3AQ

2 bed1 bath

£214k

1 Birinus Close

HP12 3LZ

2 bed1 bath

£120k

1 Bevelwood Gardens

HP12 3EZ

1 bed

£256k

1 Dashwood Avenue

HP12 3DN

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 8 Eaton Place is modelled from its 43 m² EPC floor area, its 7 recorded sales and recent sales of comparable homes in HP12 3AU. 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. 7 sales are recorded for 8 Eaton Place. 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 8 Eaton Place was lodged in July 2016 at band D and expired in July 2026, so a new one is needed to sell or let. 3 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 8 Eaton Place. 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 17 schools and 30 stops listed are measured in a straight line from HP12 3AU, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band: 8 Eaton Place 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.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 8 Eaton Place, Eaton Avenue, High Wycombe, HP12 3AU. Each answer is also embedded as structured data for search engines.

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8 Eaton Place, Eaton Avenue, High Wycombe, HP12 3AU

How the estimate is made

What it's based on

This page or the full report?

Sales timeline

Nearby sales in HP12 3AU

Inside

Outside

Building

Everything you need to know about 8 Eaton Place

EPC Expired

EPC Rating

Property Improvements

Nearest schools

Nearest stops

Most reported crime locally

Level 3 Building Survey

1 Castleview Gardens

1 Carrington Court, Carrington Road

1 Chairborough Court, Chairborough Road

1 Abercromby Court, Abercromby Avenue

1 Birches Rise, West Wycombe Road

1 Birinus Close

1 Bevelwood Gardens

1 Dashwood Avenue

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