Model valuation£417,0008 Busby Close
Local market context
2 Barbers Wood Close, High Wycombe, HP12 4EW
2 planning records
Estimated value
£622,000
- Since the 2013 sale (£390,000)+59%
- Against HP12 4EW's recent median (£495,000)+26%
Newest record on this page: January 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Floor area
165 m²
1776 sq ft
Energy rating
D
Score 66
Council tax
Band E
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
£622,000
- Against its 2013 sale (£390,000)+59%
- Against HP12 4EW's recent median (£495,000)+26%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 2 Barbers Wood Close is modelled from its 165 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP12 4EW. 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
165 m² from the EPC lodged in March 2013
Sales of this home
2 sales recorded, the latest in 2013
Recent sales in HP12 4EW
5 sales, median £495,000 (2024–2015)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 applications | 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.
2 Barbers Wood Close valuation sits well clear of the typical sold price in this postcode.
Sales timeline
22 May 2013Most recent
£390,000
+16.4%over 5 years14 December 2007
£335,000
Median price across the last 5 sales in HP12 4EW: £495,000 (2024–2015).
Nearby sales in HP12 4EW
3 Barbers Wood Close, High Wycombe, HP12 4EW
Sold Jan 2024
£605,00010 Barbers Wood Close, High Wycombe, HP12 4EW
Sold Sept 2023
£495,0005 Barbers Wood Close, High Wycombe, HP12 4EW
Sold Aug 2019
£445,0001 Barbers Wood Close, High Wycombe, HP12 4EW
Sold Jan 2017
£468,7507 Barbers Wood Close, High Wycombe, HP12 4EW
Sold Oct 2015
£525,000
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
One time fee only - money back guarantee
About 2 Barbers Wood Close
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
2 Barbers Wood Close is a four-bedroom detached house in High Wycombe (HP12 4EW). It has a recorded floor area of 165 m² (around 1776 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (March 2013) shows a D (score 66), on the cusp of jumping into the C band. The recommended improvements would push it to C (score 76). The latest certificate is from March 2013, so improvements made since then won't be reflected. Other recorded features include a conservatory and a self-contained annexe.
Across 2007–2013, sale prices on this property compounded at 2.8% per year. Today's modelled estimate of £622,000 sits 59.5% above the 2013 sale of £390,000. On a £-per-square-foot basis, the last sale (£220/sq ft) was about 22.5% below the postcode norm. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include an extension and a conservatory, meaningful when judging how the property has evolved. At 165 m² it's 25.5% larger than the typical home in the postcode (132 m² median across 8 EPCs). On the market in May 2013 and unlisted since — roughly 13 years.
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
- EnsuiteYes
- ConservatoryYes
Outside
- Private gardenRear
- GarageYes
Before you decide
Everything you need to know about 2 Barbers Wood Close
The true value, the hidden risks and the full sale history, in one report.
Pick your report · from £14.99
One time fee only - money back guarantee
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.
2 Barbers Wood Close's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 01 Mar 2023
Current Certificate
Mar 2013EPC Rating
A
B
C
D
D66
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.7 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 1 March 2023
Planning history
Applications and permits filed against 2 Barbers Wood Close, High Wycombe, HP12 4EW, sourced from the PlanIt planning register.
Planning history includes both a loft conversion and an extension — the classic family-home expansion.
2 applications on record at 2 Barbers Wood Close, High Wycombe, HP12 4EW
2decisions2extensions15documents2nearby
- Feb 2008Loft ConversionFullOutcome in report
Insertion of rear dormer in connection with loft conversion and alterations to existing garage to create living accommodation to existing bungalow
ExtensionGarage Conversion- Documents
- 6 docs on file
- Reference
- 07/08157/FUL
- More recent applications — locked
- ConservatoryMar 2009Decision
Unlock 2 Barbers Wood Close, High Wycombe, HP12 4EW's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 2 notable nearby
- The 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
£14.99one-off · instant
One time fee only - money back guarantee
Versus other Barbers Wood Close homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
2 Barbers Wood Close outperforms the street on habitable rooms by a wide margin.
Price per m²
£2,364
Street avg £4,099
Floor Area
165 m²
Street avg 137 m²
Habitable Rooms
7 rooms
Street avg 5 rooms
CO₂ Emissions
5.7 t/year
Street avg 7.7 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.
Crime
125/mo
Falling year-on-year across the wider district.
Nearest stop
0.4 km
Rydal Way — bus stop.
Closest school
0.5 km
Booker Hill Primary School & Nursery. 14 schools nearby.
Nearest schools
- Booker Hill Primary School & NurseryPrimary512m
- Cressex Community SchoolSecondary792m
- Castlefield SchoolPrimary936m
- Chepping View Primary AcademyPrimary1.3km
Nearest stops
- Rydal WayBus stop362m
- Squirrel LaneBus stop524m
- Edmunds CloseBus stop525m
- Field RoadBus stop532m
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 4EW from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
52.5dB
Night-time· 23:00 – 07:00
43.8dB
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
Mid 20th centuryDetached HouseEPC D
We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.
From £895 · Includes VAT
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
Property research, connected
Get up to date data on unlimited properties per month
Explore sale histories, valuations, energy ratings and local areas. Ask the assistant to connect the details and take your research further.
Start your researchHow to read this page
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 2 Barbers Wood Close is modelled from its 165 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP12 4EW. 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. 2 sales are recorded for 2 Barbers Wood Close. 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 2 Barbers Wood Close was lodged in March 2013 at band D and expired in March 2023, 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. 2 applications are matched to 2 Barbers Wood Close. 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 14 schools and 30 stops listed are measured in a straight line from HP12 4EW, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 2 Barbers Wood Close is in council tax band E. 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 2 Barbers Wood Close, High Wycombe, HP12 4EW. Each answer is also embedded as structured data for search engines.
Know this home? Think our valuation is wrong?
Leave a note for other visitors about work done or anything the records miss, and say what you think it's worth. It takes about two minutes.
Keep exploring
- Every home in HP12 4EWSold prices, values and energy ratings for the postcode
- HP 12 property marketPrices, postcodes, schools and transport across the district
- 2 Barbers Wood Close, High Wycombe valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales