Model valuation£417,0008 Busby Close
Local market context
22 Cross Road, High Wycombe, HP12 3JZ
3 planning records
Last sold (1998)
£65,000
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- HP12 3JZ recent median£175,000
Newest record on this page: April 2022. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Council tax
Band C
Why there's no estimate yet
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
Not available for this home yet
Your note and figure are shown publicly on this page.
What we hold for this home
We don't publish an estimate for 22 Cross Road because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in HP12 3JZ.
What an estimate needs
Floor area
No EPC on record
Sales of this home
2 sales recorded, the latest in 1998
Recent sales in HP12 3JZ
5 sales, median £175,000 (2021–2008)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2021 | Latest available records, read when you order |
| Valuation | Not available | 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.
Sales timeline
14 December 1998Most recent
£65,000
+22.6%over 2 years26 January 1996
£53,000
Median price across the last 5 sales in HP12 3JZ: £175,000 (2021–2008).
Nearby sales in HP12 3JZ
What this page doesn't show
1 potential issue has already been flagged for 22 Cross Road, High Wycombe, HP12 3JZ. 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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About 22 Cross Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Cross Road is a property in High Wycombe (HP12 3JZ). It has council tax band C.
Held since December 1998 — that's 28 years off the open market, well above the local norm. 3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. Across 1996–1998, sale prices on this property compounded at 7.3% per year.
Before you decide
Everything you need to know about 22 Cross Road
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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against 22 Cross Road, High Wycombe, HP12 3JZ, sourced from the PlanIt planning register.
Multiple extension applications run across more than a decade of planning history at 22 Cross Road.
3 applications on record at 22 Cross Road, High Wycombe, HP12 3JZ
3decisions2extensions33documents8nearby
- Mar 2004OutbuildingFullOutcome in report
Erection of detached linked double garages to rear of both properties
- Documents
- 8 docs on file
- Reference
- 04/05238/FUL
- More recent applications — locked
- ExtensionApr 2022Decision
- ExtensionOct 2008Decision
Unlock 22 Cross Road, High Wycombe, HP12 3JZ'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 33 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
0.0 km
Cross Road — bus stop.
Closest school
0.4 km
Castlefield School. 16 schools nearby.
Nearest schools
- Castlefield SchoolPrimary370m
- Booker Hill Primary School & NurseryPrimary752m
- Oakridge SchoolPrimary795m
- Millbrook Combined SchoolPrimary962m
Nearest stops
- Cross RoadBus stop38m
- Rutland Avenue ShopsBus stop74m
- Spearing RoadBus stop177m
- New RoadBus stop282m
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 3JZ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.9dB
Night-time· 23:00 – 07:00
40.2dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Level 2 HomeBuyer Report
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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Albion Road
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£203k
1 Amina Court, Birches Rise
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£197k
1 Banner Court, Eaton Avenue
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2 bed1 bath
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1 Baronsmead Road
HP12 3PQ
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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
- We don't publish an estimate for 22 Cross Road because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in HP12 3JZ.
- Where sold prices come from
- Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for 22 Cross Road. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
- Reading the EPC
- There is no Energy Performance Certificate on the public register for 22 Cross Road. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 22 Cross Road. 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 3JZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Cross Road 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 22 Cross Road, High Wycombe, HP12 3JZ. Each answer is also embedded as structured data for search engines.
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