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25 Combe Rise, High Wycombe, HP12 4JE

Notable views
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
93 m²
1001 sq ft
Energy rating
D
Score 62
Council tax
Band D
Tenure
Owner Occupied
Overview

About 25 Combe Rise

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

25 Combe Rise is a three-bedroom semi-detached house in High Wycombe (HP12 4JE). It has a recorded floor area of 93 m² (around 1001 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (February 2019) shows a D (score 62), on the cusp of jumping into the C band. When first surveyed in July 2016 the rating was F, the property has climbed 2 bands since. Between certificates, window efficiency went from Average to Good, hot-water efficiency went from Average to Good and lighting went from Very Poor to Very Good. The recommended improvements would lift it to B (score 84), a 2-band jump. Other recorded features include notable views. The home occupies a cul-de-sac position.

Today's modelled estimate of £410,000 is 29.1% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£317/sq ft) was about 19.5% above the typical sold price in the postcode. Last sale on file: £317,500 in November 2020.

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
  • Bathrooms1

Outside

  • GarageYes
  • Notable viewsYes
  • Cul-de-sacYes

Building

  • Central heatingYes
  • RefurbishedYes
Before you decide

Everything you need to know about 25 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.

Current Certificate(1 of 2)
Feb 2019

EPC Rating

A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
4.5 t/year
Occupancy
Owner Occupied

Property Improvements

Changes detected from historical EPC data

Feb 2019from Jul 2016
EPC improved fromF22toD62
Heating System
Storage HeatersGas Boiler

Replaced storage heaters with gas boiler

Main Fuel
ElectricGas

Connected to mains gas supply

Heating Controls
ManualFull

Heating controls upgraded for better temperature management

Hot Water
Immersion (Off-Peak)Main System

Hot water system upgraded

Windows
Mostly DoubleFull Double

Windows upgraded, improving insulation

Low Energy Lighting
0%100%

More low energy lighting installed

SDL Surveying

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 25 Combe Rise, High Wycombe, HP12 4JE, sourced from the PlanIt planning register.

25 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.

The latest sale landed in the post-pandemic price surge — useful context when reading the figure.

Current estimate

£410,000

Modelled from EPC, postcode comparables.

See how we calculated this
Last sold (2020)

£317,500

Recorded with HM Land Registry.

Sales timeline

  1. 6 November 2020Most recent

    £317,500

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

£3,414

Street avg £3,340

On par

Floor Area

93 m²

Street avg 97 m²

Below

Habitable Rooms

4 rooms

Street avg 5 rooms

Below

CO₂ Emissions

4.5 t/year

Street avg 4.2 t/year

On par
Before you decide

Everything you need to know about 25 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.
£481k

1 Chapel Lane

HP12 4BD

3 bed1 bath
£640k

1 Barbers Wood Close

HP12 4EW

3 bed2 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
£351k

1 Buckmaster Road

HP12 4PE

2 bed1 bath
£345k

1 Christie Close

HP12 4FN

2 bed
£334k

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

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