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2 Beech Tree Cottages, Lane End Road, High Wycombe, HP12 4JF

Property type
Detached
Habitable rooms
6
From EPC
Floor area
250 m²
2691 sq ft
Energy rating
E
Score 43
Council tax
Band D
Tenure
Owner Occupied
Overview

About 2 Beech Tree Cottages

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

2 Beech Tree Cottages is a detached house in High Wycombe (HP12 4JF). It has a recorded floor area of 250 m² (around 2691 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (August 2015) shows an E (score 43), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 89), a 3-band jump. The latest certificate is from August 2015, so improvements made since then won't be reflected.

It hasn't traded since May 2005, a hold of 21 years that's notably long for the area. At 250 m² the property is well over the postcode median (77 m² across 31 EPCs), placing it in the larger end of the local stock. It lags the bulk of the postcode on energy efficiency (less efficient than 71% of similar EPCs). Across 1997–2005, sale prices on this property compounded at 8.8% per year. Today's modelled estimate of £463,000 sits 180.6% above the 2005 sale of £165,000. On a £-per-square-foot basis, the last sale (£61/sq ft) was about 75.3% below the postcode norm.

Before you decide

Everything you need to know about 2 Beech Tree Cottages

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

Pick your report · every report is £14.99

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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.

2 Beech Tree Cottages's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 11 Aug 2025

EPC Rating

A
B
C
D
E
E43
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Average
CO2 Emissions
17.0 t/year
Occupancy
Owner Occupied
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Early 20th centuryDetached HouseEPC E

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 2 Beech Tree Cottages, Lane End Road, High Wycombe, HP12 4JF, sourced from the PlanIt planning register.

2 Beech Tree Cottages 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.

2 Beech Tree Cottages's modelled value sits at over four times its earliest registered sale price (1997).

Current estimate

£463,000

Modelled from EPC, postcode comparables and a sale-price growth of 8.8% per year over 8 years.

See how we calculated this
Last sold (2005)

£165,000

Growth on file: 8.8% per year over 8 years.

Sales timeline

  1. 17 May 2005Most recent

    £165,000

    +94.1%over 7 years

  2. 17 July 1997

    £85,000

Median price across the last 5 sales in HP12 4JF: £375,000 (2025–2024).

On the street

Versus other Lane End Road homes

Four headline reads against 28 similar houses on this street, drawn from the latest EPC and Land Registry data.

2 Beech Tree Cottages is notably below the street on price per m².

Price per m²

£660

Street avg £3,975

Strongly below

Floor Area

250 m²

Street avg 86 m²

Strongly above

Habitable Rooms

6 rooms

Street avg 4 rooms

Strongly above

CO₂ Emissions

17.0 t/year

Street avg 4.4 t/year

Strongly below
Before you decide

Everything you need to know about 2 Beech Tree Cottages

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.
£454k

1 Combe Rise

HP12 4JE

£475k

1 Copperfields

HP12 4AN

£481k

1 Chapel Lane

HP12 4BD

3 bed1 bath
£522k

1 Barn Court

HP12 4LQ

£408k

1 Bookerhill Road

HP12 4HA

£378k

1 Catkin Close

HP12 4UZ

2 bed1 bath
£375k

1 Bedder Road

HP12 4PB

£373k

1 Birchwood Close

HP12 4QH

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

0.0 km

Lane End Road — bus stop.

Closest school

0.7 km

Castlefield School. 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 4JF from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP12 4JF

Daytime· 07:00 – 23:00

49.2dB

Low
Night-time road noise heatmap for HP12 4JF

Night-time· 23:00 – 07:00

39.7dB

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 2 Beech Tree Cottages, Lane End Road, High Wycombe, HP12 4JF. Each answer is also embedded as structured data for search engines.