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21 Combe Rise, High Wycombe, HP12 4JE

Property type
Semi-detached
Habitable rooms
4
From EPC
Floor area
100 m²
1076 sq ft
Energy rating
C
Score 76
Council tax
Band D
Tenure
Owner Occupied
Overview

About 21 Combe Rise

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

21 Combe Rise is a semi-detached house in High Wycombe (HP12 4JE). It has a recorded floor area of 100 m² (around 1076 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (July 2024) shows a C (score 76), near the top of the C band. The recommended improvements would lift it to A (score 100), a 2-band jump.

Held since August 2005 — that's 21 years off the open market, well above the local norm. Today's modelled estimate of £420,000 sits 118.8% above the 2005 sale of £192,000. On a £-per-square-foot basis, the last sale (£178/sq ft) was about 35.3% below the postcode norm.

Before you decide

Everything you need to know about 21 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

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.

Recommended upgrades on file would lift this property by multiple EPC bands.

EPC Rating

A
B
C
C76
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Poor
Windows
Average
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Mid 20th centurySemi-Detached HouseEPC CExtended 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 21 Combe Rise, High Wycombe, HP12 4JE, sourced from the PlanIt planning register.

21 Combe Rise 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.

Price

Sales history & valuation

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

21 Combe Rise valuation sits well clear of the typical sold price in this postcode.

Current estimate

£420,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2005)

£192,000

Recorded with HM Land Registry.

Sales timeline

  1. 11 August 2005Most recent

    £192,000

Median price across the last 5 sales in HP12 4JE: £390,000 (2025–2021).

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.

Price per m² for 21 Combe Rise lags the street by a wide margin.

Price per m²

£1,920

Street avg £3,418

Strongly below

Floor Area

100 m²

Street avg 97 m²

Above

Habitable Rooms

4 rooms

Street avg 5 rooms

Below

CO₂ Emissions

3.1 t/year

Street avg 4.3 t/year

Above
Before you decide

Everything you need to know about 21 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

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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£408k

1 Bookerhill Road

HP12 4HA

£454k

1 Combe Rise

HP12 4JE

£378k

1 Catkin Close

HP12 4UZ

2 bed1 bath
£375k

1 Bedder Road

HP12 4PB

£373k

1 Birchwood Close

HP12 4QH

£475k

1 Copperfields

HP12 4AN

£370k

1 Chapel Cottages, Booker Common

HP12 4QS

2 bed1 bath
£481k

1 Chapel Lane

HP12 4BD

3 bed1 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 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
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 21 Combe Rise, High Wycombe, HP12 4JE. Each answer is also embedded as structured data for search engines.