Model valuation£417,0008 Busby Close
Local market context
17a, Chapel Lane, High Wycombe, HP12 4BD
1 planning record
Estimated value
£182,000
- Since the 2022 sale (£219,000)-17%
- Against HP12 4BD's recent median (£502,000)-64%
Newest record on this page: August 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Floor 00
Habitable rooms
2
From EPC
Floor area
36 m²
388 sq ft
Energy rating
C
Score 73
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
£182,000
- Against its 2022 sale (£219,000)-17%
- Against HP12 4BD's recent median (£502,000)-64%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 17a is modelled from its 36 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 4BD. 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
36 m² from the EPC lodged in September 2024
Sales of this home
1 sale recorded, the latest in 2022
Recent sales in HP12 4BD
5 sales, median £502,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: August 2025 | 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.
The latest sale landed in the post-pandemic price surge — useful context when reading the figure.
Sales timeline
7 November 2022Most recent
£219,000
Median price across the last 5 sales in HP12 4BD: £502,000 (2025–2021).
Nearby sales in HP12 4BD
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
One time fee only - money back guarantee
About 17a
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
17a is a semi-detached house in High Wycombe (HP12 4BD). It has a recorded floor area of 36 m² (around 388 sq ft) and construction records dating it to 1930-1949. At 36 m² this is the 3rd smallest of 14 units on EPC record in the building, where floor areas span 28–164 m². The building's EPC ratings span G to C, with this unit at the top. The latest certificate (September 2024) shows a C (score 73). When first surveyed in September 2014 the rating was D, the property has climbed 1 band since. Between certificates, lighting went from Very Poor to Very Good.
Today's modelled estimate of £182,000 is 16.9% below the 2022 sale of £219,000, an unusual pattern given regional price growth and worth checking against the EPC condition. On a £-per-square-foot basis, the last sale (£565/sq ft) was about 155.7% above the typical sold price in the postcode. At 36 m² it sits well below the postcode median (92 m² across 13 EPCs), making it one of the more compact homes locally. Most recent transfer: November 2022 at £219,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend. One historical planning record sits against the property in 2005.
Before you decide
Everything you need to know about 17a
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.
17a's carbon output is low for the local stock.
Current Certificate(1 of 2)
Sept 2024
EPC Rating
A
B
C
C73
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
1.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 September 2034
Property Improvements
Changes detected from historical EPC data
Sept 2024from Sept 2014
EPC improved fromD63toC73
Heating Controls
Prog + TRVsProg + Stat
Heating controls upgraded for better temperature management
Low Energy Lighting
0%100%
More low energy lighting installed
Planning history
Applications and permits filed against 17a, Chapel Lane, High Wycombe, HP12 4BD, sourced from the PlanIt planning register.
1 application on record at 17a, Chapel Lane, High Wycombe, HP12 4BD
1decisions10documents2nearby
- Mar 2005Change Of UseFullOutcome in report
Change of use of existing shop (A1 shops) to A3 (food and drink)
- Documents
- 10 docs on file
- Reference
- 05/05216/FUL
Unlock 17a, Chapel Lane, High Wycombe, HP12 4BD's full planning history
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- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- The 10 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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
Gilletts Lane — bus stop.
Closest school
0.3 km
Millbrook Combined School. 15 schools nearby.
Nearest schools
- Millbrook Combined SchoolPrimary300m
- The Downley SchoolPrimary1.1km
- The Disraeli SchoolPrimary1.3km
- Oakridge SchoolPrimary1.4km
Nearest stops
- Gilletts LaneBus stop108m
- Downley TurnBus stop116m
- Railway BridgeBus stop238m
- Pheasant DriveBus stop267m
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 4BD from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.3dB
Night-time· 23:00 – 07:00
41.5dB
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 2 HomeBuyer Report
Early 20th centuryGround Floor FlatEPC C
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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.
£209k
1 Barry Close
HP12 4UE
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1 Ashtree House, Elm Road
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2 bed1 bath
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1 Byron House, Sheridan Court
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£305k
1 Challener Road
HP12 4PW
£335k
1 Beech Tree Cottages, Lane End Road
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2 bed1 bath
£341k
1 Christie Close
HP12 4FN
2 bed
£353k
1 Cressex Close
HP12 4BQ
2 bed2 bath
£359k
1 Buckmaster Road
HP12 4PE
2 bed1 bath
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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 17a is modelled from its 36 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 4BD. 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 17a. 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 17a was lodged in September 2024 at band C and is valid until September 2034. 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 17a. 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 15 schools and 30 stops listed are measured in a straight line from HP12 4BD, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Common questions
The questions buyers, sellers and homeowners most often ask about 17a, Chapel Lane, High Wycombe, HP12 4BD. Each answer is also embedded as structured data for search engines.
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- Every home in HP12 4BDSold prices, values and energy ratings for the postcode
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