Model valuation£417,0008 Busby Close
Local market context
29 Combe Rise, High Wycombe, HP12 4JE
4 sales on record
Estimated value
£466,000
- Since the 2024 sale (£420,000)+11%
- Against HP12 4JE's recent median (£370,000)+26%
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
3
Bathrooms
2
Floor area
93 m²
1001 sq ft
Energy rating
E
Score 51
Council tax
Band C
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
£466,000
- Against its 2024 sale (£420,000)+11%
- Against HP12 4JE's recent median (£370,000)+26%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 29 Combe Rise is modelled from its 93 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
93 m² from the EPC lodged in June 2017
Sales of this home
4 sales recorded, the latest in 2024
Recent sales in HP12 4JE
5 sales, median £370,000 (2025–2020)
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.
29 Combe Rise has more than quadrupled in price since its earliest registered sale in 1995.
Sales timeline
8 October 2024Most recent
£420,000
+28.4%over 6 years2 April 2018
£327,000
+147.7%over 18 years21 March 2000
£132,000
+120.2%over 4 years31 October 1995
£59,950
Median price across the last 5 sales in HP12 4JE: £370,000 (2025–2020).
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
One time fee only - money back guarantee
About 29 Combe Rise
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
29 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 1950-1966 and council tax band C. The latest certificate (June 2017) shows an E (score 51), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 81), a 3-band jump.
It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). Across 1995–2024, sale prices on this property compounded at 7% per year. Today's modelled estimate of £466,000 is 11% above the 2024 sale price. On a £-per-square-foot basis, the last sale (£420/sq ft) was about 58.1% above the typical sold price in the postcode. Most recent transfer: October 2024 at £420,000.
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
- Bathrooms2
- Dining roomYes
Outside
- Private gardenYes
- GarageYes
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 29 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.
29 Combe Rise's carbon output runs well above what efficient homes in the postcode produce.
Current Certificate
Jun 2017EPC Rating
A
B
C
D
E
E51
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
6.4 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 June 2027
Planning history
Applications and permits filed against 29 Combe Rise, High Wycombe, HP12 4JE, sourced from the PlanIt planning register.
29 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 29 Combe Rise runs comfortably ahead of the street norm.
Price per m²
£4,516
Street avg £3,229
Floor Area
93 m²
Street avg 97 m²
Habitable Rooms
4 rooms
Street avg 5 rooms
CO₂ Emissions
6.4 t/year
Street avg 4.0 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 2 HomeBuyer Report
Mid 20th centurySemi-Detached HouseEPC E
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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.
£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
£574k
1 Cressex Square
HP12 4FW
4 bed4 bath
£589k
1 Barbers Wood Road
HP12 4EP
4 bed3 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
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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 29 Combe Rise is modelled from its 93 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 29 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 29 Combe Rise was lodged in June 2017 at band E and is valid until June 2027. 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 29 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
- 29 Combe Rise is in council tax band C. 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 29 Combe Rise, High Wycombe, HP12 4JE. Each answer is also embedded as structured data for search engines.
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- Every home in HP12 4JESold prices, values and energy ratings for the postcode
- HP 12 property marketPrices, postcodes, schools and transport across the district
- 29 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