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18 Combe Rise, High Wycombe, HP12 4JE

3 sales on record2 planning records

Estimated value

£478,000

  • Since the 2021 sale (£390,000)+23%
  • Against HP12 4JE's recent median (£370,000)+29%

Newest record on this page: November 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
132 m²
1421 sq ft
Energy rating
D
Score 59
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

£478,000

  • Against its 2021 sale (£390,000)+23%
  • Against HP12 4JE's recent median (£370,000)+29%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 18 Combe Rise is modelled from its 132 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP12 4JE. 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

    132 m² from the EPC lodged in April 2021

  • Sales of this home

    3 sales recorded, the latest in 2021

  • Recent sales in HP12 4JE

    5 sales, median £370,000 (2025–2020)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 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.

18 Combe Rise has more than quadrupled in price since its earliest registered sale in 1998.

Sales timeline

  1. 23 August 2021Most recent

    £390,000

    +56.0%over 10 years

  2. 12 November 2010

    £250,000

    +189.0%over 12 years

  3. 7 May 1998

    £86,500

Median price across the last 5 sales in HP12 4JE: £370,000 (2025–2020).

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 18 Combe Rise

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

18 Combe Rise is a four-bedroom semi-detached house in High Wycombe (HP12 4JE). It has a recorded floor area of 132 m² (around 1421 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (April 2021) shows a D (score 59), a step below the typical UK home. Earlier certificates rated it C (December 2008); the latest reading is one band lower. Between certificates, wall efficiency dropped from Good to Poor and roof efficiency dropped from Poor to Very Poor. The recommended improvements would lift it to B (score 83), a 2-band jump. Other recorded features include attached land beyond the plot. Records show the property has been extended at some point in its history. The home occupies a cul-de-sac position.

2 planning records sit against the property, 1 approved, 0 refused, 1 pending. Past consents include an extension, meaningful when judging how the property has evolved. An active application for an extension is awaiting a decision. At 132 m² the property is well over the postcode median (93 m² across 22 EPCs), placing it in the larger end of the local stock. Across 1998–2021, sale prices on this property compounded at 6.7% per year. Today's modelled estimate of £478,000 is 22.6% above the 2021 sale price. Sold August 2021 for £390,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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
  • Dining roomYes
  • Utility roomYes
  • EnsuiteYes
  • StudyYes

Outside

  • Private gardenYes
  • GarageYes
  • LandYes
  • Cul-de-sacYes

Building

  • Previously extendedYes
Before you decide

Everything you need to know about 18 Combe Rise

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.

18 Combe Rise's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Apr 2021

EPC Rating

A
B
C
D
D59
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Average
Windows
Average
CO2 Emissions
6.5 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 18 April 2031

4 years remaining
Planning

Planning history

Applications and permits filed against 18 Combe Rise, High Wycombe, HP12 4JE, sourced from the PlanIt planning register.

An application for a loft conversion is currently awaiting a decision.

2 applications on record at 18 Combe Rise, High Wycombe, HP12 4JE

1 live now
1decisions2extensions10documents2nearby
  1. Nov 2004
    ExtensionFull
    Outcome in report

    Extension: Two storey · Side of property

    Construction of two storey side extension

    Documents
    7 docs on file
    Reference
    04/07505/FUL
    Full record in report
  2. More recent applications — locked
  3. Loft ConversionDecision

Unlock 18 Combe Rise, High Wycombe, HP12 4JE'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 2 applications on this property in full, plus 2 notable nearby
  • The 10 documents, officer reports & conditions
  • What the pattern means for extending or converting here
£14.99one-off · instant

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On the street

Versus other Combe Rise homes

Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.

Floor Area for 18 Combe Rise runs comfortably ahead of the street norm.

Price per m²

£2,955

Street avg £3,307

Below

Floor Area

132 m²

Street avg 95 m²

Strongly above

Habitable Rooms

7 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

6.5 t/year

Street avg 4.0 t/year

Strongly 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

0.1 km

Pinewood Road — bus stop.

Closest school

0.8 km

Booker Hill Primary School & Nursery. 15 schools nearby.

Nearest schools

  • Booker Hill Primary School & NurseryPrimary823m
  • Castlefield SchoolPrimary840m
  • Millbrook Combined SchoolPrimary930m
  • Oakridge SchoolPrimary1.4km

Nearest stops

  • Pinewood RoadBus stop116m
  • Hillbottom RoadBus stop212m
  • Lane End RoadBus stop231m
  • The Hour Glass PHBus stop336m

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

Daytime· 07:00 – 23:00

47.8dB

Low
Night-time road noise heatmap for HP12 4JE

Night-time· 23:00 – 07:00

39.2dB

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

Mid 20th centurySemi-Detached HouseEPC DExtended 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.
£574k

1 Cressex Square

HP12 4FW

4 bed4 bath
£589k

1 Barbers Wood Road

HP12 4EP

4 bed3 bath
£461k

1 Chapel Lane

HP12 4BD

3 bed1 bath
£607k

1 Barbers Wood Close

HP12 4EW

3 bed2 bath
£397k

1 Catkin Close

HP12 4UZ

2 bed1 bath

1 Cressex Road

HP12 4PG

4 bed3 bath
£366k

1 Chapel Cottages, Booker Common

HP12 4QS

2 bed1 bath
£359k

1 Buckmaster Road

HP12 4PE

2 bed1 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 18 Combe Rise is modelled from its 132 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP12 4JE. 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. 3 sales are recorded for 18 Combe Rise. 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 18 Combe Rise was lodged in April 2021 at band D and is valid until April 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. 2 applications are matched to 18 Combe Rise. 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 4JE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
18 Combe Rise 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 18 Combe Rise, High Wycombe, HP12 4JE. Each answer is also embedded as structured data for search engines.

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