Model valuation£417,0008 Busby Close
Local market context
89b, Chapel Lane, High Wycombe, HP12 4BS
5 sales on record
Estimated value
£202,000
- Since the 2018 sale (£180,000)+12%
- Against HP12 4BS's recent median (£290,000)-30%
Newest record on this page: October 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Habitable rooms
2
From EPC
Floor area
43 m²
464 sq ft
Energy rating
E
Score 47
Council tax
Band B
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
£202,000
- Against its 2018 sale (£180,000)+12%
- Against HP12 4BS's recent median (£290,000)-30%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 89b is modelled from its 43 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
43 m² from the EPC lodged in August 2011
Sales of this home
5 sales recorded, the latest in 2018
Recent sales in HP12 4BS
5 sales, median £290,000 (2025–2024)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: October 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
89b has more than doubled in price since the earliest registered sale in 2000.
Sales timeline
3 May 2018Most recent
£180,000
+42.9%over 2 years18 December 2015
£126,000
+32.6%over 3 years16 February 2012
£95,000
-3.1%over 1 year30 September 2010
£98,000
+55.7%over 10 years4 April 2000
£62,950
Median price across the last 5 sales in HP12 4BS: £290,000 (2025–2024).
Nearby sales in HP12 4BS
92 Chapel Lane, High Wycombe, HP12 4BS
Sold Oct 2025
£392,50076 Chapel Lane, High Wycombe, HP12 4BS
Sold Dec 2024
£272,000Flat 2, 99 Chapel Lane, High Wycombe, HP12 4BS
Sold Apr 2024
£175,00066 Chapel Lane, High Wycombe, HP12 4BS
Sold Mar 2024
£290,00084 Chapel Lane, High Wycombe, HP12 4BS
Sold Jan 2024
£425,000
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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About 89b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
89b is a property in High Wycombe (HP12 4BS). It has a recorded floor area of 43 m² (around 464 sq ft), construction records dating it to 1930-1949 and council tax band B. The latest certificate (August 2011) shows an E (score 47), well below the UK norm with real room to improve. The recommended improvements would lift it to C (score 73), a 2-band jump. Main heating runs on electricity. The latest certificate is from August 2011, so improvements made since then won't be reflected. At 43 m² this is the 10th smallest of 59 units on EPC record in the building, where floor areas span 23–201 m². The building's EPC ratings span F to B across 59 units on file.
At 43 m² it sits well below the postcode median (71 m² across 58 EPCs), making it one of the more compact homes locally. It lags the bulk of the postcode on energy efficiency (less efficient than 76% of similar EPCs). On the market in May 2018 and unlisted since — roughly 8 years. Across the public record there are 5 sales, relatively high churn for a single property. Across 2000–2018, sale prices on this property compounded at 6% per year. Today's modelled estimate of £202,000 is 12.2% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£388/sq ft) was about 45.2% above the typical sold price in the postcode.
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Everything you need to know about 89b
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 11 Aug 2021
Current Certificate
Aug 2011EPC Rating
A
B
C
D
E
E47
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Poor
Windows
Good
CO2 Emissions
4.8 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 11 August 2021
Planning history
Applications and permits filed against 89b, Chapel Lane, High Wycombe, HP12 4BS, sourced from the PlanIt planning register.
89b 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.
Versus other Chapel Lane homes
Four headline reads against 29 similar flats on this street, drawn from the latest EPC and Land Registry data.
89b is notably below the street on epc rating.
Price per m²
£4,171
Street avg £3,864
Floor Area
43 m²
Street avg 49 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
4.8 t/year
Street avg 1.8 t/year
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
0.0 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.
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· 07:00 – 23:00
48.9dB
Night-time· 23:00 – 07:00
40.1dB
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 3 Building Survey
Early 20th century1st Floor FlatEPC ENo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £885 · Includes VAT
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
£245k
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HP12 4TB
2 bed1 bath
£257k
1 Byron House, Sheridan Court
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2 bed2 bath
£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 89b is modelled from its 43 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 89b. 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 89b was lodged in August 2011 at band E and expired in August 2021, so a new one is needed to sell or let. 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 89b. 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
- 89b is in council tax band B. 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 89b, Chapel Lane, High Wycombe, HP12 4BS. Each answer is also embedded as structured data for search engines.
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- Every home in HP12 4BSSold prices, values and energy ratings for the postcode
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- 89b, Chapel Lane, High Wycombe valuationHow the estimate is built and what moves it
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