Model valuation£417,0008 Busby Close
Local market context
Flat 2, 54 Whitelands Road, High Wycombe, HP12 3EL
4 sales on record1 planning record
Estimated value
£149,000
- Since the 2006 sale (£108,000)+38%
- Against HP12 3EL's recent median (£182,000)-18%
Newest record on this page: September 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Floor 00
Habitable rooms
2
From EPC
Floor area
37 m²
398 sq ft
Energy rating
C
Score 69
Council tax
Band B
Tenure
Private Rental
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
£149,000
- Against its 2006 sale (£108,000)+38%
- Against HP12 3EL's recent median (£182,000)-18%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 2 is modelled from its 37 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HP12 3EL. 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
37 m² from the EPC lodged in December 2022
Sales of this home
4 sales recorded, the latest in 2006
Recent sales in HP12 3EL
5 sales, median £182,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: September 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 application | 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.
Flat 2 has more than quadrupled in price since its earliest registered sale in 1997.
Sales timeline
3 February 2006Most recent
£108,000
+72.8%over 5 years15 May 2000
£62,500
+48.8%over 2 years14 May 1998
£42,000
+61.5%over 1 year21 February 1997
£26,000
Median price across the last 5 sales in HP12 3EL: £182,000 (2025–2021).
Nearby sales in HP12 3EL
Flat 1, 54 Whitelands Road, High Wycombe, HP12 3EL
Sold Sept 2025
£200,00094 Whitelands Road, High Wycombe, HP12 3EL
Sold Mar 2025
£316,500Flat 4, 54 Whitelands Road, High Wycombe, HP12 3EL
Sold Oct 2024
£105,00068d, Whitelands Road, High Wycombe, HP12 3EL
Sold Sept 2024
£134,000Flat 3, 54 Whitelands Road, High Wycombe, HP12 3EL
Sold Feb 2021
£172,000
What this page doesn't show
1 potential issue has already been flagged for Flat 2, 54 Whitelands Road, High Wycombe, HP12 3EL. 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 Flat 2
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 2 is an end-of-terrace house in High Wycombe (HP12 3EL). It has a recorded floor area of 37 m² (around 398 sq ft), construction records dating it to 1983-1990 and council tax band B. At 37 m² this is the 2nd smallest of 4 units on EPC record in the building, where floor areas span 26–51 m². The building's EPC ratings span D to C, with this unit at the top. The latest certificate (December 2022) shows a C (score 69), just inside the C band. The rating has held steady at C across 2 certificates since May 2011. Between certificates, lighting went from Average to Very Good; while hot-water efficiency dropped from Average to Very Poor. Main heating runs on electricity.
It hasn't traded since February 2006, a hold of 21 years that's notably long for the area. Across the public record there are 4 sales, relatively high churn for a single property. Across 1997–2006, sale prices on this property compounded at 17.2% per year. Today's modelled estimate of £149,000 is 38% above the 2006 sale price. On a £-per-square-foot basis, the last sale (£271/sq ft) was about 23.9% above the typical sold price in the postcode. At 37 m² it's 28.8% smaller than the typical home in the postcode (52 m² median across 37 EPCs). One historical planning record sits against the property in 2004.
Before you decide
Everything you need to know about Flat 2
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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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.
Current Certificate(1 of 2)
Dec 2022
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Very Poor
Windows
Average
CO2 Emissions
2.4 t/year
Occupancy
Rented
Certificate validity
Valid until 2 December 2032
Property Improvements
Changes detected from historical EPC data
Dec 2022from May 2011
Hot Water
AverageVery Poor
Hot water efficiency decreased
Low Energy Lighting
33%100%
More low energy lighting installed
Planning history
Applications and permits filed against Flat 2, 54 Whitelands Road, High Wycombe, HP12 3EL, sourced from the PlanIt planning register.
1 application on record at Flat 2, 54 Whitelands Road, High Wycombe, HP12 3EL
1decisions8documents8nearby
- Jun 2004New BuildOutlineOutcome in report
Outline application for the erection of 1 no detached dwelling and garage
- Documents
- 8 docs on file
- Reference
- 04/06006/OUT
Unlock Flat 2, 54 Whitelands Road, High Wycombe, HP12 3EL's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 8 notable nearby
- The 8 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Whitelands Road homes
Four headline reads against 21 similar flats on this street, drawn from the latest EPC and Land Registry data.
Flat 2 is notably below the street on co₂ emissions.
Price per m²
£2,919
Street avg £3,148
Floor Area
37 m²
Street avg 44 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
2.4 t/year
Street avg 1.8 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.
Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.
Crime
125/mo
Falling year-on-year across the wider district.
Nearest stop
0.2 km
Whitelands Road — bus stop.
Closest school
0.4 km
Oakridge School. 17 schools nearby.
Nearest schools
- Oakridge SchoolPrimary437m
- Castlefield SchoolPrimary614m
- Millbrook Combined SchoolPrimary899m
- Booker Hill Primary School & NurseryPrimary1.1km
Nearest stops
- Whitelands RoadBus stop156m
- Link RoadBus stop188m
- Grenfell AvenueBus stop236m
- Rutland Avenue ShopsBus stop304m
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 3EL from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.5dB
Night-time· 23:00 – 07:00
38.4dB
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 centuryGround Floor FlatEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
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A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 Flat 2 is modelled from its 37 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HP12 3EL. 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. 4 sales are recorded for Flat 2. 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 Flat 2 was lodged in December 2022 at band C and is valid until December 2032. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to Flat 2. 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 3EL, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Flat 2 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Flat 2, 54 Whitelands Road, High Wycombe, HP12 3EL. Each answer is also embedded as structured data for search engines.
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- Every home in HP12 3ELSold prices, values and energy ratings for the postcode
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- Flat 2, 54 Whitelands Road, High Wycombe valuationHow the estimate is built and what moves it
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