What kind of home is 22 Combe Rise, HP12 4JE?

22 Combe Rise, HP12 4JE is a 3-bedroom semi-detached house.

When did 22 Combe Rise, HP12 4JE last change hands?

22 Combe Rise, HP12 4JE last sold for £295,000 in September 2014, around 12 years ago. Source: HM Land Registry.

What energy rating does 22 Combe Rise, HP12 4JE have?

The current EPC rating for 22 Combe Rise, HP12 4JE is D with a score of 60 out of 100, lodged in June 2026. It has improved from a E recorded in September 2010. The assessor estimates the property could reach a C. Source: EPC Register.

How big is 22 Combe Rise, HP12 4JE?

22 Combe Rise, HP12 4JE has a recorded floor area of 90 m² (969 sq ft), around 30 m² per bedroom. Source: EPC Register.

What heating system does 22 Combe Rise, HP12 4JE use?

The latest EPC at 22 Combe Rise, HP12 4JE records mains gas as the main heating fuel. Source: EPC Register.

What is the council tax band for 22 Combe Rise, HP12 4JE?

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

Which area is 22 Combe Rise, HP12 4JE in?

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

What is crime like near 22 Combe Rise, HP12 4JE?

Police records around 22 Combe Rise, HP12 4JE show an average of 125 reported crimes per month over the last 17 months. Violent crime makes up roughly 36% of reports, the most common category. The overall trend is falling (22% versus the prior period). Source: Police UK.

What schools are near 22 Combe Rise, HP12 4JE?

The closest primary school to 22 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.

How well connected is 22 Combe Rise, HP12 4JE?

The closest bus stop to 22 Combe Rise, HP12 4JE is Pinewood Road, 116m away. In total there are 30 bus stops within the surrounding area.

Calculators

Featured

UK House Price Map

30 years of UK sold prices mapped by postcode district.

Postcode-level detail
Compare areas side by side

Open the map

22 Combe Rise, High Wycombe, HP12 4JE

Notable views

Property type

Semi-detached

Bedrooms

Floor area

90 m²

969 sq ft

Energy rating

Score 60

Council tax

Band D

Tenure

Owner Occupied

Get directions

Overview

About 22 Combe Rise

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

22 Combe Rise is a three-bedroom semi-detached house in High Wycombe (HP12 4JE). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (June 2026) shows a D (score 60), on the cusp of jumping into the C band. When first surveyed in September 2010 the rating was E, the property has climbed 1 band since. Between certificates, lighting dropped from Very Good to Average. The recommended improvements would push it to C (score 80). This certificate was lodged in the last six months, so the rating reflects current condition. Other recorded features include notable views.

Today's modelled estimate of £430,000 is 45.8% above the 2014 sale price. On a £-per-square-foot basis, the last sale (£305/sq ft) was about 18.8% above the typical sold price in the postcode. Last changed hands 12 years ago, in September 2014.

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

Bedrooms3
Dining roomYes

Outside

Private gardenRear
GarageDetached
Notable viewsYes

Before you decide

Everything you need to know about 22 Combe Rise

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

Pick your report · from £14.99

One time fee only - money back guarantee

The data behind every report

Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

The EPC has just been inspected, so the rating reflects current condition.

Current Certificate(1 of 2)

Jun 2026

EPC Rating

D60

Main Heating

Gas

Main Fuel

Gas

Hot Water

Good

Windows

Average

CO2 Emissions

4.4 t/year

Occupancy

Owner Occupied

Certificate validity

Valid until 9 June 2036

9 years remaining

Property Improvements

Changes detected from historical EPC data

Jun 2026from Sept 2010

EPC improved fromE43toD60

Heating Controls

Prog + StatFull

Heating controls upgraded for better temperature management

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centurySemi-Detached HouseEPC D

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £695 · Includes VAT

Planning

Planning history

Applications and permits filed against 22 Combe Rise, High Wycombe, HP12 4JE, sourced from the PlanIt planning register.

22 Combe Rise has no planning applications on record.

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.

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

Current estimate

£430,000

Modelled from EPC, postcode comparables.

See how we calculated this

Last sold (2014)

£295,000

Recorded with HM Land Registry.

Sales timeline

18 September 2014Most recent
£295,000

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

Nearby sales in HP12 4JE

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.

On floor area, 22 Combe Rise runs well behind the street norm.

Price per m²

£3,278

Street avg £3,291

On par

Floor Area

90 m²

Street avg 97 m²

Below

Habitable Rooms

4 rooms

Street avg 5 rooms

Below

CO₂ Emissions

4.4 t/year

Street avg 4.1 t/year

On par

Before you decide

Everything you need to know about 22 Combe Rise

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

Pick your report · from £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.

£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

£366k

1 Chapel Cottages, Booker Common

HP12 4QS

2 bed1 bath

£359k

1 Buckmaster Road

HP12 4PE

2 bed1 bath

£353k

1 Cressex Close

HP12 4BQ

2 bed2 bath

£341k

1 Christie Close

HP12 4FN

2 bed

£335k

1 Beech Tree Cottages, Lane End Road

HP12 4JF

2 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

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.

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 22 Combe Rise, High Wycombe, HP12 4JE. Each answer is also embedded as structured data for search engines.