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West Side House, 391 West Wycombe Road, High Wycombe, HP12 4AE

EPC B7 planning records
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
Overview

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 £394,000 is 27.2% 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.

Specifications

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.

Pick your report · every report is £14.99

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

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.

EPC 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
—
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Level 2 HomeBuyer Report

21st century2nd Floor FlatEPC B

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Planning

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
  1. Sept 2019
    Loft ConversionOutline
    Outcome 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
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision
  4. AmendmentDecision

+ 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
£14.99one-off · instant

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Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Sale price has at least doubled since 2003.

Current estimate

£394,000

Modelled from EPC, postcode comparables and a sale-price growth of 4.4% per year over 18 years.

See how we calculated this
Last sold (2021)

£541,500

Growth on file: 4.4% per year over 18 years.

Sales timeline

  1. 15 April 2021Most recent

    £541,500

    +116.6%over 17 years

  2. 3 July 2003

    £250,000

Median price across the last 5 sales in HP12 4AE: £275,000 (2025–2023).

On the street

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

Strongly above

Floor Area

56 m²

Street avg 53 m²

Above

CO₂ Emissions

0.8 t/year

Street avg 1.0 t/year

Above

Years Held

5 years

Street avg 6 years

Above
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.

Pick your report · every report is £14.99

One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£408k

1 Bookerhill Road

HP12 4HA

£378k

1 Catkin Close

HP12 4UZ

2 bed1 bath
£375k

1 Bedder Road

HP12 4PB

£373k

1 Birchwood Close

HP12 4QH

£370k

1 Chapel Cottages, Booker Common

HP12 4QS

2 bed1 bath
£357k

1 Cressex Close

HP12 4BQ

2 bed2 bath
£351k

1 Buckmaster Road

HP12 4PE

2 bed1 bath
£345k

1 Christie Close

HP12 4FN

2 bed
Area

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.
Full High Wycombe report

Daytime road noise here sits well below conversation level — a quiet pocket of the postcode.

Crime

8/mo

Steady 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.

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

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 road noise heatmap for HP12 4AE

Daytime· 07:00 – 23:00

48.8dB

Low
Night-time road noise heatmap for HP12 4AE

Night-time· 23:00 – 07:00

41.0dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
FAQ

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.