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West Side House, Flat 5, 391 West Wycombe Road, High Wycombe, HP12 4AE

EPC B

Estimated value

£273,000

  • Since the 2022 sale (£275,000)-1%
  • Against HP12 4AE's recent median (£275,000)-1%

Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Floor 2
Floor area
56 m²
603 sq ft
Energy rating
B
Score 84
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Valuation

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

£273,000

  • Against its 2022 sale (£275,000)-1%
  • Against HP12 4AE's recent median (£275,000)-1%

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 1 recorded sale 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

    1 sale recorded, the latest in 2022

  • Recent sales in HP12 4AE

    5 sales, median £275,000 (2025–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: May 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Sales timeline

  1. 22 December 2022Most recent

    £275,000

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

Risks

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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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 semi-detached house in High Wycombe (HP12 4AE). It has a recorded floor area of 56 m² (around 603 sq ft) and construction records dating it to 2021. 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.

On a £-per-square-foot basis, the last sale (£456/sq ft) was about 35.6% above the typical sold price in the postcode. Last sale on file: £275,000 in December 2022. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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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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.

Current Certificate
Nov 2022

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
—

Certificate validity

Valid until 10 November 2032

5 years remaining
Planning

Planning history

Applications and permits filed against West Side House, Flat 5, 391 West Wycombe Road, High Wycombe, HP12 4AE, sourced from the PlanIt planning register.

West Side House has no planning applications on record.

2

But the area is active

2 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

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 epc rating by a wide margin.

Price per m²

£4,911

Street avg £6,802

Below

Floor Area

56 m²

Street avg 53 m²

Above

CO₂ Emissions

0.8 t/year

Street avg 1.0 t/year

Above

Years Held

4 years

Street avg 6 years

On par
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

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.

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
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

21st century2nd Floor FlatEPC B

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £545 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£273k

15 17, Flat 5, New Road

HP12 4LH

Flat
£273k

15 17, Flat 8, New Road

HP12 4LH

Flat
£272k

65 67, Flat 1, Chapel Lane

HP12 4BS

Flat
£270k

15 17, Flat 4, New Road

HP12 4LH

Flat
£264k

65 67, Flat 4, Chapel Lane

HP12 4BS

Flat
£286k

197 199, Flat 3, New Road

HP12 4RQ

Flat
£260k

65 67, Flat 5, Chapel Lane

HP12 4BS

Flat
£290k

65 67, Flat 2, Chapel Lane

HP12 4BS

Flat

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for West Side House is modelled from its 56 m² EPC floor area, its 1 recorded sale 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. 1 sale is 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. None is 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about West Side House, Flat 5, 391 West Wycombe Road, High Wycombe, HP12 4AE. Each answer is also embedded as structured data for search engines.

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