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2 The Willows, Desborough Park Road, High Wycombe, HP12 3BA

Estimated value

£152,000

  • Since the 2023 sale (£140,000)+9%
  • Against HP12 3BA's recent median (£114,000)+33%

Newest record on this page: February 2023. 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
Floor Ground
Habitable rooms
2
From EPC
Floor area
34 m²
366 sq ft
Energy rating
D
Score 59
Council tax
Band B
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

£152,000

  • Against its 2023 sale (£140,000)+9%
  • Against HP12 3BA's recent median (£114,000)+33%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 The Willows is modelled from its 34 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 3BA. 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

    34 m² from the EPC lodged in February 2020

  • Sales of this home

    1 sale recorded, the latest in 2023

  • Recent sales in HP12 3BA

    5 sales, median £114,000 (2021–2005)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: February 2023Latest 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.

2 The Willows valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 28 February 2023Most recent

    £140,000

Median price across the last 5 sales in HP12 3BA: £114,000 (2021–2005).

Risks

What this page doesn't show

2 potential issues have already been flagged for 2 The Willows, Desborough Park Road, High Wycombe, HP12 3BA. The detail, evidence and what to ask about it are in the Risks Report.
  • Signs of HMO activity in the areaIn report
  • Environmental risk flaggedIn 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 2 The Willows

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

2 The Willows is a mid-terrace house in High Wycombe (HP12 3BA). It has a recorded floor area of 34 m² (around 366 sq ft), construction records dating it to 1983-1990 and council tax band B. At 34 m² this is the smallest unit on EPC record across the building (34–35 m²). The building's EPC ratings span D to C, with this unit at the bottom. On EPC score it ranks last in the building (59 versus a best of 75). The latest certificate (February 2020) shows a D (score 59), a step below the typical UK home. The recommended improvements would push it to C (score 75).

On a £-per-square-foot basis, the last sale (£383/sq ft) was about 95.5% above the typical sold price in the postcode. Last sale on file: £140,000 in February 2023.

Before you decide

Everything you need to know about 2 The Willows

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaEnvironmental risk flagged

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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.
Current Certificate
Feb 2020

EPC Rating

A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Good
CO2 Emissions
2.5 t/year
Occupancy
Rented

Certificate validity

Valid until 20 February 2030

3 years remaining
Planning

Planning history

Applications and permits filed against 2 The Willows, Desborough Park Road, High Wycombe, HP12 3BA, sourced from the PlanIt planning register.

2 The Willows 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 The Willows homes

Four headline reads against 3 similar flats on this street, drawn from the latest EPC and Land Registry data.

Years Held for 2 The Willows lags the street by a wide margin.

Price per m²

£4,118

Street avg £3,918

Above

Floor Area

34 m²

Street avg 34 m²

On par

Habitable Rooms

2 rooms

Street avg 2 rooms

On par

CO₂ Emissions

2.5 t/year

Street avg 1.4 t/year

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

0.2 km

Desborough Park Road — bus stop.

Closest school

0.6 km

Oakridge School. 18 schools nearby.

Nearest schools

  • Oakridge SchoolPrimary583m
  • Millbrook Combined SchoolPrimary610m
  • The Disraeli SchoolPrimary690m
  • Castlefield SchoolPrimary1.3km

Nearest stops

  • Desborough Park RoadBus stop164m
  • The Half Moon PHBus stop212m
  • Cotswold WayBus stop334m
  • Copyground LaneBus stop340m

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 3BA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP12 3BA

Daytime· 07:00 – 23:00

50.3dB

Low
Night-time road noise heatmap for HP12 3BA

Night-time· 23:00 – 07:00

39.7dB

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 2 HomeBuyer Report

Late 20th centuryGround Floor FlatEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £495 · 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

£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
£120k

1 Bevelwood Gardens

HP12 3EZ

1 bed
£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 2 The Willows is modelled from its 34 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 3BA. 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. 1 sale is recorded for 2 The Willows. 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 2 The Willows was lodged in February 2020 at band D and is valid until February 2030. 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 2 The Willows. 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 3BA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
2 The Willows 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 2 The Willows, Desborough Park Road, High Wycombe, HP12 3BA. Each answer is also embedded as structured data for search engines.

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