Model valuation£417,0008 Busby Close
Local market context
West Side House, 391 West Wycombe Road, High Wycombe, HP12 4AE
EPC B7 planning records
Estimated value
£412,000
- Since the 2021 sale (£541,500)-24%
- Against HP12 4AE's recent median (£275,000)+50%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 2
Bedrooms
7
Bathrooms
7
Floor area
56 m²
603 sq ft
Energy rating
B
Score 84
Council tax
Band E
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
£412,000
- Against its 2021 sale (£541,500)-24%
- Against HP12 4AE's recent median (£275,000)+50%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for West Side House is modelled from its 56 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP12 4AE. 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
56 m² from the EPC lodged in November 2022
Sales of this home
2 sales recorded, the latest in 2021
Recent sales in HP12 4AE
5 sales, median £275,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 7 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.
Sale price has at least doubled since 2003.
Sales timeline
15 April 2021Most recent
£541,500
+116.6%over 17 years3 July 2003
£250,000
Median price across the last 5 sales in HP12 4AE: £275,000 (2025–2023).
Nearby sales in HP12 4AE
4 Elizabeth Place, West Wycombe Road, High Wycombe, HP12 4AE
Sold May 2025
£205,000383 West Wycombe Road, High Wycombe, HP12 4AE
Sold Jan 2025
£433,000West Side House, Flat 1, 391 West Wycombe Road, High Wycombe, HP12 4AE
Sold Jul 2023
£275,000West Side House, Flat 6, 391 West Wycombe Road, High Wycombe, HP12 4AE
Sold Mar 2023
£275,000West Side House, Flat 7, 391 West Wycombe Road, High Wycombe, HP12 4AE
Sold Jan 2023
£345,000
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 West Side House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
West Side House is a seven-bedroom semi-detached house in High Wycombe (HP12 4AE). It has a recorded floor area of 56 m² (around 603 sq ft), construction records dating it to 2021 and council tax band E. The latest certificate (November 2022) returns a B (score 84), comfortably above the UK average. At 56 m² this is the 3rd smallest of 8 units on EPC record in West Side House, where floor areas span 55–75 m². Other recorded features include attached land beyond the plot and a basement.
Across 2003–2021, sale prices on this property compounded at 4.4% per year. Today's modelled estimate of £412,000 is 23.9% below the 2021 sale of £541,500, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£898/sq ft) was about 168% above the typical sold price in the postcode. 7 planning records sit against the property, 6 approved, 1 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. Most recent transfer: April 2021 at £541,500. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. 7 bedrooms is on the larger side for this postcode, where 2 is the typical count.
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
- Bedrooms7
- Bathrooms7
- BasementYes
Outside
- Private gardenWest-facing
- ParkingOff road
- LandYes
Before you decide
Everything you need to know about West Side House
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.
West Side House's carbon output is low for the local stock.
Current Certificate
Nov 2022EPC Rating
A
B
B84
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
0.8 t/year
Occupancy
—
Certificate validity
Valid until 10 November 2032
Planning history
Applications and permits filed against West Side House, 391 West Wycombe Road, High Wycombe, HP12 4AE, sourced from the PlanIt planning register.
West Side House has been through 6 approved planning applications — a well-evolved property.
7 applications on record at West Side House, 391 West Wycombe Road, High Wycombe, HP12 4AE
7decisions2extensions118documents2nearby
- Sept 2019Loft ConversionOutlineOutcome in report
Certificate of lawfulness for proposed hip to gable roof extensions in connection with loft conversion, single storey rear extension and single storey side extension.
Extension- Documents
- 6 docs on file
- Reference
- 19/06719/CLP
- More recent applications — locked
- ExtensionJun 2022Decision
- AmendmentJan 2022Decision
+ 4 more applications in the report
Unlock West Side House, 391 West Wycombe Road, High Wycombe, HP12 4AE's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (7 on record)
- All 7 applications on this property in full, plus 2 notable nearby
- The 118 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 flats on this street, drawn from the latest EPC and Land Registry data.
West Side House outperforms the street on price per m² by a wide margin.
Price per m²
£9,670
Street avg £6,405
Floor Area
56 m²
Street avg 53 m²
CO₂ Emissions
0.8 t/year
Street avg 1.0 t/year
Years Held
5 years
Street avg 6 years
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
0.1 km
Park Farm Road — bus stop.
Closest school
0.7 km
Millbrook Combined School. 10 schools nearby.
Nearest schools
- Millbrook Combined SchoolPrimary666m
- The Downley SchoolPrimary994m
- West Wycombe SchoolPrimary1.3km
- The Disraeli SchoolPrimary1.6km
Nearest stops
- Park Farm RoadBus stop131m
- Railway BridgeBus stop139m
- Falcon RiseBus stop310m
- Gilletts LaneBus stop410m
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 4AE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.8dB
Night-time· 23:00 – 07:00
41.0dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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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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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 West Side House is modelled from its 56 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP12 4AE. 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. 2 sales are recorded for West Side House. 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 West Side House was lodged in November 2022 at band B and is valid until November 2032. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 7 applications are matched to West Side House. 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 10 schools and 30 stops listed are measured in a straight line from HP12 4AE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- West Side House is in council tax band E. 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 West Side House, 391 West Wycombe Road, High Wycombe, HP12 4AE. Each answer is also embedded as structured data for search engines.
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- Every home in HP12 4AESold prices, values and energy ratings for the postcode
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- West Side House, 391 West Wycombe Road, High Wycombe valuationHow the estimate is built and what moves it
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