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88 Chapel Lane, High Wycombe, HP12 4BS

5 sales on record4 planning records

Estimated value

£607,000

  • Since the 2023 sale (£540,000)+12%
  • Against HP12 4BS's recent median (£290,000)+109%

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
Semi-detached
Bedrooms
4
Bathrooms
2
Floor area
113 m²
1216 sq ft
Energy rating
D
Score 65
Council tax
Band C
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

£607,000

  • Against its 2023 sale (£540,000)+12%
  • Against HP12 4BS's recent median (£290,000)+109%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 88 Chapel Lane is modelled from its 113 m² EPC floor area, its 5 recorded sales 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

    113 m² from the EPC lodged in June 2022

  • Sales of this home

    5 sales recorded, the latest in 2023

  • 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 of 4 applicationsFull 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.

Latest sale on 88 Chapel Lane was the highest on Land Registry record across the postcode.

Sales timeline

  1. 4 September 2023Most recent

    £540,000

    +116.0%over 13 years

  2. 15 March 2010

    £250,000

    -5.7%over 3 years

  3. 31 July 2006

    £265,000

    +34.5%over 4 years

  4. 27 June 2002

    £197,000

    +16.6%over 2 years

  5. 12 November 1999

    £169,000

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 88 Chapel Lane

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

88 Chapel Lane is a four-bedroom semi-detached house in High Wycombe (HP12 4BS). It has a recorded floor area of 113 m² (around 1216 sq ft), construction records dating it to before 1900 and council tax band C. The latest certificate (June 2022) shows a D (score 65), on the cusp of jumping into the C band. When first surveyed in October 2009 the rating was F, the property has climbed 2 bands since. Between certificates, roof efficiency went from Poor to Average and lighting went from Very Poor to Very Good. The recommended improvements would lift it to B (score 83), a 2-band jump. Other recorded features include outbuildings. Records show the property has been extended at some point in its history.

At 113 m² the property is well over the postcode median (70 m² across 58 EPCs), placing it in the larger end of the local stock. Most recent transfer: September 2023 at £540,000. Across the public record there are 5 sales, relatively high churn for a single property. 4 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension and an annexe, meaningful when judging how the property has evolved. Across 1999–2023, sale prices on this property compounded at 5% per year. Today's modelled estimate of £607,000 is 12.4% above the 2023 sale price. On a £-per-square-foot basis, the last sale (£444/sq ft) was about 63.7% above the typical sold price in the postcode.

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

  • Bedrooms4
  • Bathrooms2
  • Open-plan layoutYes
  • Dining roomYes
  • Utility roomYes
  • CloakroomYes

Outside

  • Private gardenYes
  • GarageYes
  • OutbuildingsYes

Building

  • Previously extendedYes
  • RefurbishedYes
Before you decide

Everything you need to know about 88 Chapel Lane

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.

Recommended upgrades on file would lift this property by multiple EPC bands.

Current Certificate(1 of 2)
Jun 2022

EPC Rating

A
B
C
D
D65
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
4.7 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 22 June 2032

5 years remaining

Property Improvements

Changes detected from historical EPC data

Jun 2022from Oct 2009
EPC improved fromF38toD65
Roof Insulation
PartialInsulated

Roof insulation improved

Low Energy Lighting
6%74%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 88 Chapel Lane, High Wycombe, HP12 4BS, sourced from the PlanIt planning register.

88 Chapel Lane has 2 separate extension applications on the council record.

4 applications on record at 88 Chapel Lane, High Wycombe, HP12 4BS

4decisions3extensions31documents2nearby
Flagged:Retrospective
  1. Jun 2011
    AnnexFull
    Outcome in report

    Extension: Single storey · Side of property

    Householder application for single storey side extension to garage and conversion to accommodation ancillary to the dwelling with extension to adjacent parking area & new access stairway

    Extension
    Documents
    5 docs on file
    Reference
    11/05781/FUL
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision
  4. ExtensionDecision

+ 1 more application in the report

Unlock 88 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 (4 on record)
  • All 4 applications on this property in full, plus 2 notable nearby
  • The 31 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.

On habitable rooms, 88 Chapel Lane stands well clear of the street.

Price per m²

£4,779

Street avg £3,262

Strongly above

Floor Area

113 m²

Street avg 93 m²

Strongly above

Habitable Rooms

7 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

4.7 t/year

Street avg 4.4 t/year

Below
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

Victorian-eraSemi-Detached HouseEPC DPre-1919 buildExtended multiple times (2+ extensions)Solid (non-cavity) wallsPermanent outbuildings

Because the property was built before 1919, has been extended more than once, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.

From £1,155 · 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.
£589k

1 Barbers Wood Road

HP12 4EP

4 bed3 bath
£574k

1 Cressex Square

HP12 4FW

4 bed4 bath
£607k

1 Barbers Wood Close

HP12 4EW

3 bed2 bath
£461k

1 Chapel Lane

HP12 4BD

3 bed1 bath

1 Cressex Road

HP12 4PG

4 bed3 bath
£397k

1 Catkin Close

HP12 4UZ

2 bed1 bath
£366k

1 Chapel Cottages, Booker Common

HP12 4QS

2 bed1 bath
£610k

1 Bramley Close

HP12 4FG

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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 88 Chapel Lane is modelled from its 113 m² EPC floor area, its 5 recorded sales 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. 5 sales are recorded for 88 Chapel Lane. 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 88 Chapel Lane was lodged in June 2022 at band D and is valid until June 2032. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 88 Chapel Lane. 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
88 Chapel Lane is in council tax band C. 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 88 Chapel Lane, High Wycombe, HP12 4BS. Each answer is also embedded as structured data for search engines.

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