Model valuation£417,0008 Busby Close
Local market context
Flat 4, 64 Whitelands Road, High Wycombe, HP12 3EL
3 planning records
Estimated value
£228,000
- Against HP12 3EL's recent median (£182,000)+25%
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
Detached
Floor 02
Habitable rooms
2
From EPC
Floor area
69 m²
743 sq ft
Energy rating
C
Score 80
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
£228,000
- Against HP12 3EL's recent median (£182,000)+25%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Flat 4 is modelled from its 69 m² EPC floor area, the absence of a recorded sale 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
69 m² from the EPC lodged in August 2024
Sales of this home
No sale recorded since 1995
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 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.
Flat 4 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 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 4, 64 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 4
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Flat 4 is a detached house in High Wycombe (HP12 3EL). It has a recorded floor area of 69 m² (around 743 sq ft) and construction records dating it to 2012 onwards. At 69 m² this is the largest unit on EPC record across the building (25–69 m²). The building's EPC ratings span D to C, with this unit at the top. The latest certificate (August 2024) shows a C (score 80), near the top of the C band. When first surveyed in October 2012 the rating was E, the property has climbed 2 bands since. Between certificates, wall efficiency went from Very Poor to Very Good, roof efficiency went from Very Poor to Good and lighting went from Very Poor to Very Good.
At 69 m² the property is well over the postcode median (52 m² across 37 EPCs), placing it in the larger end of the local stock. 3 planning records sit against the property, 2 approved, 1 refused. Past consents include an extension, HMO conversion and subdivision, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about Flat 4
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.
Flat 4's carbon output is low for the local stock.
Current Certificate(1 of 3)
Aug 2024
EPC Rating
A
B
C
C80
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
1.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 13 August 2034
Property Improvements
Changes detected from historical EPC data
Sept 2014from Oct 2012
EPC improved fromE53toD57
Heating Controls
ThermostatFull
Heating controls upgraded for better temperature management
Hot Water
Main SystemMain (No Stat)
Hot water system changed
Walls
Very PoorAverage
Wall insulation improved
Roof Insulation
UninsulatedPartial
Roof insulation improved
Low Energy Lighting
0%57%
More low energy lighting installed
Aug 2024from Sept 2014
EPC improved fromD57toC80
Heating Controls
FullThermostat
Heating controls changed
Hot Water
Main (No Stat)Main System
Hot water system upgraded
Windows
AverageGood
Window efficiency improved
Walls
AverageVery Good
Wall insulation improved
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Low Energy Lighting
57%100%
More low energy lighting installed
Planning history
Applications and permits filed against Flat 4, 64 Whitelands Road, High Wycombe, HP12 3EL, sourced from the PlanIt planning register.
Council records show a subdivision application — the property's legal arrangement has been altered.
3 applications on record at Flat 4, 64 Whitelands Road, High Wycombe, HP12 3EL
3decisions3extensions15documents8nearby
Flagged:RetrospectiveHMO conversionSubdivision
- Nov 2011SubdivisionFullOutcome in report
Extension: Rear of property
Construction of two storey rear extension to existing 2 x 2 bed flats including extension to roofspace and roof extensions/alterations to create 1 x 2 bed flat on ground floor and a house in multiple occupation on first and second floors comprising 6 beds with communal lounge and kitchen with associated external alterations including land forming works to the rear (part retrospective)
ExtensionHMO- Documents
- 13 docs on file
- Reference
- 11/06617/FUL
- More recent applications — locked
- HMOJan 2013Decision
- HMOOct 2012Decision
Unlock Flat 4, 64 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 (3 on record)
- All 3 applications on this property in full, plus 8 notable nearby
- The 15 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.
Floor Area for Flat 4 runs comfortably ahead of the street norm.
EPC Rating
80 (C)
Street avg 68 (D)
Floor Area
69 m²
Street avg 42 m²
CO₂ Emissions
1.5 t/year
Street avg 1.8 t/year
Habitable Rooms
2 rooms
Street avg 2 rooms
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 2 HomeBuyer Report
21st century2nd Floor FlatEPC C
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.
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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 4 is modelled from its 69 m² EPC floor area, the absence of a recorded sale 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. No sale is recorded for Flat 4, 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 Flat 4 was lodged in August 2024 at band C and is valid until August 2034. 3 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 Flat 4. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about Flat 4, 64 Whitelands Road, High Wycombe, HP12 3EL. Each answer is also embedded as structured data for search engines.
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