Model valuation£417,0008 Busby Close
Local market context
West Side House, Flat 7, 391 West Wycombe Road, High Wycombe, HP12 4AE
EPC B
Property type
Semi-detached
Floor 3
Floor area
75 m²
807 sq ft
Energy rating
B
Score 82
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 75 m² (around 807 sq ft) and construction records dating it to 2021. At 75 m² this is the largest unit on EPC record across West Side House (55–75 m²). On EPC score it ranks last in the building (82 versus a best of 84). The latest certificate (December 2022) returns a B (score 82), comfortably above the UK average.
At 75 m² the property is well over the postcode median (56 m² across 26 EPCs), placing it in the larger end of the local stock. On a £-per-square-foot basis, the last sale (£427/sq ft) was about 27% above the typical sold price in the postcode. Most recent transfer: January 2023 at £345,000.
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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
Dec 2022EPC Rating
A
B
B82
C
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Good
CO2 Emissions
1.3 t/year
Occupancy
—
Certificate validity
Valid until 14 December 2032
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Level 2 HomeBuyer Report
21st century3rd Floor FlatEPC B
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Planning history
Applications and permits filed against West Side House, Flat 7, 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.
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
West Side House valuation sits well clear of the typical sold price in this postcode.
Current estimate
See how we calculated this£332,000
Modelled from EPC, postcode comparables.
Last sold (2023)
£345,000
Recorded with HM Land Registry.
Sales timeline
31 January 2023Most recent
£345,000
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 3, 391 West Wycombe Road, High Wycombe, HP12 4AE
Sold Jan 2023
£280,000
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.
Floor Area for West Side House runs comfortably ahead of the street norm.
Price per m²
£4,600
Street avg £6,828
Floor Area
75 m²
Street avg 52 m²
CO₂ Emissions
1.3 t/year
Street avg 1.0 t/year
Years Held
4 years
Street avg 6 years
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Start your researchSimilar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£317k
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HP12 4AE
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HP12 4LH
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Flat
£290k
65 67, Flat 6, Chapel Lane
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Flat
£286k
197 199, Flat 3, New Road
HP12 4RQ
Flat
£273k
15 17, Flat 5, New Road
HP12 4LH
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£273k
15 17, Flat 8, New Road
HP12 4LH
Flat
£272k
65 67, Flat 1, Chapel Lane
HP12 4BS
Flat
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.
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 4Common questions
The questions buyers, sellers and homeowners most often ask about West Side House, Flat 7, 391 West Wycombe Road, High Wycombe, HP12 4AE. Each answer is also embedded as structured data for search engines.