What type of property is 18 Combe Rise, HP12 4JE?

18 Combe Rise, HP12 4JE is a 4-bedroom semi-detached house, set on a cul-de-sac and which has been extended.

What did 18 Combe Rise, HP12 4JE sell for?

18 Combe Rise, HP12 4JE last sold for £390,000 in August 2021, around 5 years ago. Land Registry has 3 sales on record going back to £86,500 in May 1998. Source: HM Land Registry.

How has the value of 18 Combe Rise, HP12 4JE changed over time?

Across 3 sales between May 1998 and August 2021, 18 Combe Rise, HP12 4JE rose from £86,500 to £390,000, a change of £303,500. That works out to roughly +6.7% per year compounded over 23 years. Source: HM Land Registry.

How energy efficient is 18 Combe Rise, HP12 4JE?

The current EPC rating for 18 Combe Rise, HP12 4JE is D with a score of 59 out of 100, lodged in April 2021. It has dropped from a C recorded in December 2008. The assessor estimates the property could reach a B. Source: EPC Register.

What is the floor area of 18 Combe Rise, HP12 4JE?

18 Combe Rise, HP12 4JE has a recorded floor area of 132 m² (1,421 sq ft), around 33 m² per bedroom. That makes it about 42% larger than the median EPC-recorded property in HP12 4JE. Source: EPC Register.

How is 18 Combe Rise, HP12 4JE heated?

The latest EPC at 18 Combe Rise, HP12 4JE records mains gas as the main heating fuel. Source: EPC Register.

What planning history does 18 Combe Rise, HP12 4JE have?

18 Combe Rise, HP12 4JE has an active planning application for rear extension (ref. PL/25/5355/FA), filed in November 2025 by CR Design Services, currently awaiting a decision. Across the wider record there are 1 approved application on file. Source: PlanIt planning register.

What council tax band is 18 Combe Rise, HP12 4JE?

18 Combe Rise, HP12 4JE is in council tax band D.

Where is 18 Combe Rise, HP12 4JE located?

18 Combe Rise, HP12 4JE sits in High Wycombe. It falls within the HP12 postcode district.

What is crime like near 18 Combe Rise, HP12 4JE?

Police records around 18 Combe Rise, HP12 4JE show an average of 8 reported crimes per month over the last 11 months. Violent crime makes up roughly 32% of reports, the most common category. The overall trend is broadly stable. Source: Police UK.

Which schools serve 18 Combe Rise, HP12 4JE?

The closest primary school to 18 Combe Rise, HP12 4JE is Booker Hill Primary School & Nursery (823m), one of 11 primaries within walking distance. The closest secondary is Cressex Community School (1.9km), with 4 secondaries in the surrounding area.

What is the nearest station to 18 Combe Rise, HP12 4JE?

The closest bus stop to 18 Combe Rise, HP12 4JE is Pinewood Road, 116m away. In total there are 30 bus stops within the surrounding area.

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18 Combe Rise, High Wycombe, HP12 4JE

3 sales on record2 planning records

Property type

Semi-detached

Bedrooms

Bathrooms

Floor area

132 m²

1421 sq ft

Energy rating

Score 59

Council tax

Band D

Tenure

Owner Occupied

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 21 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 £475,000 is 21.8% 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

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The true value, the hidden risks and the full sale history, in one report.

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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

D59

Main Heating

Gas

Main Fuel

Gas

Hot Water

Average

Windows

Average

CO2 Emissions

6.5 t/year

Occupancy

Owner Occupied

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

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

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
More recent applications — locked
Loft ConversionNov 2025Decision

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

One time fee only - money back guarantee

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

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

Current estimate

£475,000

Modelled from EPC, postcode comparables and a sale-price growth of 6.7% per year over 23 years.

See how we calculated this

Last sold (2021)

£390,000

Growth on file: 6.7% per year over 23 years.

Sales timeline

23 August 2021Most recent
£390,000
+56.0%over 10 years
12 November 2010
£250,000
+189.0%over 12 years
7 May 1998
£86,500

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

Nearby sales in HP12 4JE

On the street

Versus other Combe Rise homes

Four headline reads against 21 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 £3,364

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 4.1 t/year

Strongly below

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.

Pick your report · every report is £14.99

One time fee only - money back guarantee

The data behind every report

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.

£603k

1 Cressex Square

HP12 4FW

4 bed4 bath

£612k

1 Barbers Wood Road

HP12 4EP

4 bed3 bath

£481k

1 Chapel Lane

HP12 4BD

3 bed1 bath

£640k

1 Barbers Wood Close

HP12 4EW

3 bed2 bath

1 Cressex Road

HP12 4PG

4 bed3 bath

£378k

1 Catkin Close

HP12 4UZ

2 bed1 bath

£370k

1 Chapel Cottages, Booker Common

HP12 4QS

2 bed1 bath

£357k

1 Cressex Close

HP12 4BQ

2 bed2 bath

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

8/mo

Steady 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.

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· 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

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.