Model valuation£417,0008 Busby Close
Local market context
270 West Wycombe Road, High Wycombe, HP12 4AB
1 planning record
Estimated value
£398,000
- Against HP12 4AB's recent median (£375,000)+6%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
91 m²
980 sq ft
Energy rating
D
Score 65
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
£398,000
- Against HP12 4AB's recent median (£375,000)+6%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 270 West Wycombe Road is modelled from its 91 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP12 4AB. 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 January 2025
Sales of this home
No sale recorded since 1995
Recent sales in HP12 4AB
5 sales, median £375,000 (2024–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2024 | 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.
270 West Wycombe Road 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 4AB: £375,000 (2024–2021).
Nearby sales in HP12 4AB
272 West Wycombe Road, High Wycombe, HP12 4AB
Sold Mar 2024
£325,000296 West Wycombe Road, High Wycombe, HP12 4AB
Sold Dec 2023
£440,000308 310, West Wycombe Road, High Wycombe, HP12 4AB
Sold Aug 2021
£190,000280 West Wycombe Road, High Wycombe, HP12 4AB
Sold May 2021
£375,000266 West Wycombe Road, High Wycombe, HP12 4AB
Sold Aug 2020
£310,000
What this page doesn't show
Nothing is flagged from the data on this page, but these checks are only run in the report. The detail, evidence and what to ask about it are in the Risks 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 270 West Wycombe Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
270 West Wycombe Road is a semi-detached house in High Wycombe (HP12 4AB). It has a recorded floor area of 91 m² (around 980 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (January 2025) shows a D (score 65), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 87), a 2-band jump.
One planning record on file: a loft conversion approved in 2025. Past consents include a loft conversion, meaningful when judging how the property has evolved. At 91 m² it's 17.4% larger than the typical home in the postcode (78 m² median across 26 EPCs).
Before you decide
Everything you need to know about 270 West Wycombe Road
The true value, the hidden risks and the full sale history, in one report.
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jan 2025EPC Rating
A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 16 January 2035
Planning history
Applications and permits filed against 270 West Wycombe Road, High Wycombe, HP12 4AB, sourced from the PlanIt planning register.
1 application on record at 270 West Wycombe Road, High Wycombe, HP12 4AB
1decisions1extensions12documents2nearby
- Aug 2025Loft ConversionOutlineOutcome in report
Certificate of lawfulness for proposed construction 1 x side dormer window and 1 x rear dormer window in connection with loft conversion for habitable use
- Documents
- 12 docs on file
- Reference
- 25/06523/CLP
Unlock 270 West Wycombe Road, High Wycombe, HP12 4AB'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 2 notable nearby
- The 12 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other West Wycombe Road homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 270 West Wycombe Road stands well clear of the street.
EPC Rating
65 (D)
Street avg 55 (D)
Floor Area
91 m²
Street avg 100 m²
CO₂ Emissions
4.0 t/year
Street avg 5.3 t/year
Habitable Rooms
5 rooms
Street avg 6 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.
Crime
125/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Pheasant Drive — bus stop.
Closest school
0.2 km
Millbrook Combined School. 16 schools nearby.
Nearest schools
- Millbrook Combined SchoolPrimary227m
- The Downley SchoolPrimary1.0km
- The Disraeli SchoolPrimary1.1km
- Oakridge SchoolPrimary1.3km
Nearest stops
- Pheasant DriveBus stop97m
- Downley TurnBus stop117m
- Mill End RoadBus stop119m
- Southfield RoadBus stop162m
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 4AB from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.8dB
Night-time· 23:00 – 07:00
41.4dB
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
Victorian-eraSemi-Detached HouseEPC DPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and 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.
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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 270 West Wycombe Road is modelled from its 91 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP12 4AB. 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 270 West Wycombe Road, 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 270 West Wycombe Road was lodged in January 2025 at band D and is valid until January 2035. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 270 West Wycombe 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 4AB, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 270 West Wycombe 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 270 West Wycombe Road, High Wycombe, HP12 4AB. Each answer is also embedded as structured data for search engines.
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