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82a, Chapel Lane, High Wycombe, HP12 4BS

Extendable1 planning record

Estimated value

£490,000

  • Since the 2019 sale (£325,000)+51%
  • Against HP12 4BS's recent median (£290,000)+69%

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

Learn about this valuation
Property type
Detached
Bedrooms
2
Bathroom
1
Floor area
167 m²
1798 sq ft
Energy rating
C
Score 76
Council tax
Band D
Tenure
Owner Occupied
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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

£490,000

  • Against its 2019 sale (£325,000)+51%
  • Against HP12 4BS's recent median (£290,000)+69%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 82a is modelled from its 167 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 4BS. 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

    167 m² from the EPC lodged in August 2021

  • Sales of this home

    1 sale recorded, the latest in 2019

  • Recent sales in HP12 4BS

    5 sales, median £290,000 (2025–2024)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: October 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull 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.

82a valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 4 April 2019Most recent

    £325,000

Median price across the last 5 sales in HP12 4BS: £290,000 (2025–2024).

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

One time fee only - money back guarantee

Overview

About 82a

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

82a is a two-bedroom detached house in High Wycombe (HP12 4BS). It has a recorded floor area of 167 m² (around 1798 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (August 2021) shows a C (score 76), near the top of the C band. When first surveyed in August 2017 the rating was E, the property has climbed 2 bands since. Between certificates, hot-water efficiency went from Very Poor to Good, lighting went from Average to Very Good and main heating went from Average to Good; while wall efficiency dropped from Good to Average. The recommended improvements would push it to B (score 85). Other recorded features include attached land beyond the plot. Our model identifies extension potential, subject to local planning policy.

At 167 m² the property is well over the postcode median (70 m² across 58 EPCs), placing it in the larger end of the local stock. Today's modelled estimate of £490,000 sits 50.8% above the 2019 sale of £325,000. On a £-per-square-foot basis, the last sale (£181/sq ft) was about 32.3% below the postcode norm. One planning record on file: an extension approved in 2020. Past consents include an extension and partial demolition, meaningful when judging how the property has evolved. Sold April 2019 for £325,000.

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

  • Bedrooms2
  • Bathrooms1
  • Dining roomYes

Outside

  • Private gardenYes
  • GarageYes
  • LandYes

Building

  • Extension potentialPossible
Before you decide

Everything you need to know about 82a

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.
Current Certificate(1 of 2)
Aug 2021

EPC Rating

A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.3 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 13 August 2031

4 years remaining

Property Improvements

Changes detected from historical EPC data

Aug 2021from Aug 2017
EPC improved fromE49toC76
Heating System
Storage HeatersGas Boiler

Replaced storage heaters with gas boiler

Main Fuel
ElectricGas

Connected to mains gas supply

Heating Controls
ManualFull

Heating controls upgraded for better temperature management

Hot Water
Immersion (Off-Peak)Main System

Hot water system upgraded

Low Energy Lighting
25%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 82a, Chapel Lane, High Wycombe, HP12 4BS, sourced from the PlanIt planning register.

Planning history includes recorded demolition works, indicating a major rebuild phase at this address.

1 application on record at 82a, Chapel Lane, High Wycombe, HP12 4BS

1decisions1extensions18documents2nearby
Flagged:Demolition
  1. Mar 2020
    DemolitionFull
    Outcome in report

    Extension: Single storey · Side and rear of property

    Householder application for construction of single storey side/rear extension following the demolition of existing extension, alterations to existing fenstrations and the creation of first floor following the raising of roof

    Extension
    Documents
    18 docs on file
    Reference
    20/05027/FUL
    Full record in report

Unlock 82a, Chapel Lane, High Wycombe, HP12 4BS's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (1 on record)
  • All 1 application on this property in full, plus 2 notable nearby
  • The 18 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Chapel Lane homes

Four headline reads against 29 similar houses on this street, drawn from the latest EPC and Land Registry data.

82a outperforms the street on epc rating by a wide margin.

Price per m²

£1,946

Street avg £3,376

Strongly below

Floor Area

167 m²

Street avg 91 m²

Strongly above

Habitable Rooms

7 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

4.3 t/year

Street avg 4.5 t/year

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

0.0 km

Chapel Lane — bus stop.

Closest school

0.4 km

Millbrook Combined School. 15 schools nearby.

Nearest schools

  • Millbrook Combined SchoolPrimary411m
  • Castlefield SchoolPrimary1.1km
  • Oakridge SchoolPrimary1.1km
  • Booker Hill Primary School & NurseryPrimary1.3km

Nearest stops

  • Chapel LaneBus stop12m
  • Dashwood AvenueBus stop187m
  • The Hour Glass PHBus stop223m
  • Dashwood AvenueBus stop256m

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 4BS from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP12 4BS

Daytime· 07:00 – 23:00

48.9dB

Low
Night-time road noise heatmap for HP12 4BS

Night-time· 23:00 – 07:00

40.1dB

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 3 Building Survey

Late 20th centuryDetached HouseEPC CExtended multiple times (2+ extensions)

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,020 · 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.
£397k

1 Catkin Close

HP12 4UZ

2 bed1 bath
£366k

1 Chapel Cottages, Booker Common

HP12 4QS

2 bed1 bath
£359k

1 Buckmaster Road

HP12 4PE

2 bed1 bath
£353k

1 Cressex Close

HP12 4BQ

2 bed2 bath
£341k

1 Christie Close

HP12 4FN

2 bed
£335k

1 Beech Tree Cottages, Lane End Road

HP12 4JF

2 bed1 bath
£461k

1 Chapel Lane

HP12 4BD

3 bed1 bath
£257k

1 Byron House, Sheridan Court

HP12 4SQ

2 bed2 bath

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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 82a is modelled from its 167 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 4BS. 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 82a. 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 82a was lodged in August 2021 at band C and is valid until August 2031. 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 82a. 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 4BS, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
82a is in council tax band D. 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 82a, Chapel Lane, High Wycombe, HP12 4BS. Each answer is also embedded as structured data for search engines.

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