Model valuation£417,0008 Busby Close
Local market context
1b, Combe Rise, High Wycombe, HP12 4JE
4 sales on record
Estimated value
£478,000
- Since the 2025 sale (£470,000)+2%
- Against HP12 4JE's recent median (£370,000)+29%
Newest record on this page: March 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
4
Bathroom
1
Floor area
114 m²
1227 sq ft
Energy rating
C
Score 76
Council tax
Band D
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
£478,000
- Against its 2025 sale (£470,000)+2%
- 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 1b is modelled from its 114 m² EPC floor area, its 4 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
114 m² from the EPC lodged in October 2024
Sales of this home
4 sales recorded, the latest in 2025
Recent sales in HP12 4JE
5 sales, median £370,000 (2024–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 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.
Latest sale on 1b was the highest on Land Registry record across the postcode.
Sales timeline
27 March 2025Most recent
£470,000
+27.0%over 9 years18 December 2015
£370,000
+37.0%over 3 years6 February 2012
£270,000
+8.0%over 4 years17 June 2007
£250,000
Median price across the last 5 sales in HP12 4JE: £370,000 (2024–2020).
Nearby sales in HP12 4JE
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 1b
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
1b is a four-bedroom semi-detached house in High Wycombe (HP12 4JE). It has a recorded floor area of 114 m² (around 1227 sq ft), construction records dating it to 1983-1990 and council tax band D. The latest certificate (October 2024) shows a C (score 76), near the top of the C band. The rating has held steady at C across 2 certificates since September 2011. Between certificates, window efficiency dropped from Good to Average. The recommended improvements would push it to B (score 87). The home occupies a cul-de-sac position.
Most recent transfer was March 2025 at £470,000 — fresh data. Across the public record there are 4 sales, relatively high churn for a single property. At 114 m² it's 22.6% larger than the typical home in the postcode (93 m² median across 22 EPCs). Across 2007–2025, sale prices on this property compounded at 3.6% per year. On a £-per-square-foot basis, the last sale (£383/sq ft) was about 44.3% above the typical sold price in the postcode.
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
- Bathrooms1
- Open-plan layoutYes
- Dining roomYes
Outside
- Private gardenRear
- GarageYes
- Cul-de-sacYes
Building
- RefurbishedYes
Before you decide
Everything you need to know about 1b
The true value, the hidden risks and the full sale history, in one report.
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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.
Current Certificate(1 of 2)
Oct 2024
EPC Rating
A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
2.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 1 October 2034
Planning history
Applications and permits filed against 1b, Combe Rise, High Wycombe, HP12 4JE, sourced from the PlanIt planning register.
1b 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 Combe Rise homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
1b is notably below the street on years held.
Price per m²
£4,123
Street avg £3,249
Floor Area
114 m²
Street avg 96 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
2.9 t/year
Street avg 4.2 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
0.1 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.
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
Night-time· 23:00 – 07:00
39.2dB
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
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Late 20th centurySemi-Detached HouseEPC C
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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
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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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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 1b is modelled from its 114 m² EPC floor area, its 4 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. 4 sales are recorded for 1b. 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 1b was lodged in October 2024 at band C and is valid until October 2034. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 1b. 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
- 1b 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 1b, Combe Rise, High Wycombe, HP12 4JE. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in HP12 4JESold prices, values and energy ratings for the postcode
- HP 12 property marketPrices, postcodes, schools and transport across the district
- 1b, Combe Rise, 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