Model valuation£417,0008 Busby Close
Local market context
23 Eaton Avenue, High Wycombe, HP12 3BP
3 sales on record3 planning records
Estimated value
£383,000
- Since the 2007 sale (£230,000)+67%
- Against HP12 3BP's recent median (£350,000)+9%
Newest record on this page: June 2021. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
91 m²
980 sq ft
Energy rating
E
Score 47
Council tax
Band C
Tenure
Owner Occupied
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
£383,000
- Against its 2007 sale (£230,000)+67%
- Against HP12 3BP's recent median (£350,000)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Eaton Avenue is modelled from its 91 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP12 3BP. 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
91 m² from the EPC lodged in October 2013
Sales of this home
3 sales recorded, the latest in 2007
Recent sales in HP12 3BP
5 sales, median £350,000 (2021–2016)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: June 2021 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 applications | 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.
23 Eaton Avenue has more than tripled in price since its earliest registered sale in 1995.
Sales timeline
17 July 2007Most recent
£230,000
+135.9%over 8 years14 June 1999
£97,500
+44.4%over 3 years21 September 1995
£67,500
Median price across the last 5 sales in HP12 3BP: £350,000 (2021–2016).
Nearby sales in HP12 3BP
What this page doesn't show
1 potential issue has already been flagged for 23 Eaton Avenue, High Wycombe, HP12 3BP. 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 23 Eaton Avenue
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Eaton Avenue is a semi-detached house in High Wycombe (HP12 3BP). It has a recorded floor area of 91 m² (around 980 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (October 2013) shows an E (score 47), well below the UK norm with real room to improve. The rating has held steady at E across 2 certificates since August 2013. Between certificates, roof efficiency dropped from Good to Poor and hot-water efficiency dropped from Average to Poor. The recommended improvements would lift it to B (score 86), a 3-band jump. The latest certificate is from October 2013, so improvements made since then won't be reflected.
Held since July 2007 — that's 19 years off the open market, well above the local norm. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Across 1995–2007, sale prices on this property compounded at 10.9% per year. Today's modelled estimate of £383,000 sits 66.5% above the 2007 sale of £230,000. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, partial demolition, a loft conversion and a conservatory, meaningful when judging how the property has evolved. 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 23 Eaton Avenue
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the area
Pick your report · from £14.99
One time fee only - money back guarantee
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.
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 22 Oct 2023
Current Certificate(1 of 2)
Oct 2013
EPC Rating
A
B
C
D
E
E47
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
5.9 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 22 October 2023
Property Improvements
Changes detected from historical EPC data
Oct 2013from Aug 2013
Heating Controls
FullProg + Stat
Heating controls changed
Hot Water
AveragePoor
Hot water efficiency decreased
Glazing
Old DoubleModern Double
Glazing upgraded to newer, more efficient type
Planning history
Applications and permits filed against 23 Eaton Avenue, High Wycombe, HP12 3BP, sourced from the PlanIt planning register.
Planning history includes recorded demolition works, indicating a major rebuild phase at this address.
3 applications on record at 23 Eaton Avenue, High Wycombe, HP12 3BP
3decisions3extensions21documents8nearby
Flagged:RetrospectiveDemolition
- Oct 2013ConservatoryFullOutcome in report
Householder application for construction of rear conservatory (retrospective)
RetrospectiveExtension- Documents
- 6 docs on file
- Reference
- 13/07147/FUL
- More recent applications — locked
- DemolitionJun 2020Decision
- Loft ConversionJun 2019Decision
Unlock 23 Eaton Avenue, High Wycombe, HP12 3BP's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 8 notable nearby
- The 21 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Eaton Avenue homes
Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating for 23 Eaton Avenue lags the street by a wide margin.
Price per m²
£2,527
Street avg £2,597
Floor Area
91 m²
Street avg 83 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
5.9 t/year
Street avg 4.5 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
Prestwood Close — bus stop.
Closest school
0.3 km
Millbrook Combined School. 16 schools nearby.
Nearest schools
- Millbrook Combined SchoolPrimary346m
- Oakridge SchoolPrimary738m
- The Disraeli SchoolPrimary1.1km
- Castlefield SchoolPrimary1.1km
Nearest stops
- Prestwood CloseBus stop111m
- Dashwood AvenueBus stop229m
- Copyground LaneBus stop323m
- Millbrook SchoolBus stop328m
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 3BP from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
51.1dB
Night-time· 23:00 – 07:00
41.0dB
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 3 Building Survey
Early 20th centurySemi-Detached HouseEPC ESolid (non-cavity) walls
Because the property has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
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 23 Eaton Avenue is modelled from its 91 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP12 3BP. 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. 3 sales are recorded for 23 Eaton Avenue. 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 23 Eaton Avenue was lodged in October 2013 at band E and expired in October 2023, 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. 3 applications are matched to 23 Eaton Avenue. 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 16 schools and 30 stops listed are measured in a straight line from HP12 3BP, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 23 Eaton Avenue 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 23 Eaton Avenue, High Wycombe, HP12 3BP. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in HP12 3BPSold prices, values and energy ratings for the postcode
- HP 12 property marketPrices, postcodes, schools and transport across the district
- 23 Eaton Avenue, High Wycombe valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales