Model valuation£417,0008 Busby Close
Local market context
21 Combe Rise, High Wycombe, HP12 4JE
Estimated value
£423,000
- Since the 2005 sale (£192,000)+120%
- Against HP12 4JE's recent median (£390,000)+8%
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
Habitable rooms
4
From EPC
Floor area
100 m²
1076 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
£423,000
- Against its 2005 sale (£192,000)+120%
- Against HP12 4JE's recent median (£390,000)+8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Combe Rise is modelled from its 100 m² EPC floor area, its 1 recorded sale 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
100 m² from the EPC lodged in July 2024
Sales of this home
1 sale recorded, the latest in 2005
Recent sales in HP12 4JE
5 sales, median £390,000 (2025–2021)
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.
21 Combe Rise valuation sits well clear of the typical sold price in this postcode.
Sales timeline
11 August 2005Most recent
£192,000
Median price across the last 5 sales in HP12 4JE: £390,000 (2025–2021).
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
One time fee only - money back guarantee
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 £423,000 sits 120.3% above the 2005 sale of £192,000. On a £-per-square-foot basis, the last sale (£178/sq ft) was about 35% 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.
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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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Jul 2024EPC 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
Certificate validity
Valid until 18 July 2034
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.
Versus other Combe Rise homes
Four headline reads against 22 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 £3,359
Floor Area
100 m²
Street avg 96 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
3.1 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
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
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 21 Combe Rise is modelled from its 100 m² EPC floor area, its 1 recorded sale 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. 1 sale is recorded for 21 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 21 Combe Rise was lodged in July 2024 at band C and is valid until July 2034. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 21 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
- 21 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.
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.
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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
- 21 Combe Rise, High Wycombe valuationHow the estimate is built and what moves it
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