Model valuation£417,0008 Busby Close
Local market context
280 West Wycombe Road, High Wycombe, HP12 4AB
5 sales on record1 planning record
Estimated value
£422,000
- Since the 2021 sale (£375,000)+13%
- Against HP12 4AB's recent median (£325,000)+30%
Newest record on this page: March 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
3
Bathrooms
2
Floor area
92 m²
990 sq ft
Energy rating
D
Score 57
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
£422,000
- Against its 2021 sale (£375,000)+13%
- Against HP12 4AB's recent median (£325,000)+30%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 280 West Wycombe Road is modelled from its 92 m² EPC floor area, its 5 recorded sales 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
92 m² from the EPC lodged in January 2021
Sales of this home
5 sales recorded, the latest in 2021
Recent sales in HP12 4AB
5 sales, median £325,000 (2024–2020)
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.
280 West Wycombe Road has more than tripled in price since its earliest registered sale in 2001.
Sales timeline
20 May 2021Most recent
£375,000
+20.0%over 2 years2 May 2019
£312,600
+30.3%over 8 years7 January 2011
£240,000
+23.1%over 7 years16 October 2003
£195,000
+70.3%over 2 years21 June 2001
£114,500
Median price across the last 5 sales in HP12 4AB: £325,000 (2024–2020).
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
£190,000266 West Wycombe Road, High Wycombe, HP12 4AB
Sold Aug 2020
£310,000290 West Wycombe Road, High Wycombe, HP12 4AB
Sold Jul 2016
£360,000
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 280 West Wycombe Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
280 West Wycombe Road is a three-bedroom semi-detached house in High Wycombe (HP12 4AB). It has a recorded floor area of 92 m² (around 990 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (January 2021) shows a D (score 57), a step below the typical UK home. When first surveyed in April 2010 the rating was E, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Poor, window efficiency went from Average to Good and lighting went from Very Poor to Very Good; while roof efficiency dropped from Good to Average. The recommended improvements would lift it to B (score 85), a 2-band jump. Period features are noted in the property record.
Sold May 2021 for £375,000. Across the public record there are 5 sales, relatively high churn for a single property. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. At 92 m² it's 18.7% larger than the typical home in the postcode (78 m² median across 26 EPCs). Across 2001–2021, sale prices on this property compounded at 6.1% per year. Today's modelled estimate of £422,000 is 12.5% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£379/sq ft) was about 58.3% above the typical sold price in the postcode. One planning record on file: an extension refused in 2001.
What this property has
Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.
Inside
- Bedrooms3
- Bathrooms2
- Dining roomYes
- Utility roomYes
- CloakroomYes
Outside
- DrivewayYes
Building
- Period featuresYes
- RefurbishedYes
Before you decide
Everything you need to know about 280 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(1 of 2)
Jan 2021
EPC Rating
A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 12 January 2031
Property Improvements
Changes detected from historical EPC data
Jan 2021from Apr 2010
EPC improved fromE46toD57
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Windows
AverageGood
Window efficiency improved
Walls
Very PoorPoor
Wall insulation improved
Low Energy Lighting
6%100%
More low energy lighting installed
Planning history
Applications and permits filed against 280 West Wycombe Road, High Wycombe, HP12 4AB, sourced from the PlanIt planning register.
1 application on record at 280 West Wycombe Road, High Wycombe, HP12 4AB
1decisions1extensions3documents2nearby
- Dec 2001ExtensionFullOutcome in report
Extension: Single storey · Rear of property
Construction of first floor rear extension over existing single storey room
- Documents
- 3 docs on file
- Reference
- 01/07687/FUL
Unlock 280 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 3 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.
Price per m² for 280 West Wycombe Road runs comfortably ahead of the street norm.
Price per m²
£4,076
Street avg £3,073
Floor Area
92 m²
Street avg 100 m²
Habitable Rooms
6 rooms
Street avg 6 rooms
CO₂ Emissions
5.0 t/year
Street avg 5.2 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
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 £1,020 · 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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1 Buckmaster Road
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1 Beech Tree Cottages, Lane End Road
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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 280 West Wycombe Road is modelled from its 92 m² EPC floor area, its 5 recorded sales 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. 5 sales are recorded for 280 West Wycombe Road. 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 280 West Wycombe Road was lodged in January 2021 at band D and is valid until January 2031. 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 280 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
- 280 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 280 West Wycombe Road, High Wycombe, HP12 4AB. Each answer is also embedded as structured data for search engines.
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- 280 West Wycombe Road, High Wycombe valuationHow the estimate is built and what moves it
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