Model valuation£417,0008 Busby Close
Local market context
Beech House, Flat 3, Mill End Road, High Wycombe, HP12 4JY
Estimated value
£133,000
- Since the 2026 sale (£90,000)+48%
- Against HP12 4JY's recent median (£106,000)+25%
Newest record on this page: February 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Floor 01
Bedroom
1
Bathroom
1
Floor area
29 m²
312 sq ft
Energy rating
C
Score 75
Council tax
Band B
Tenure
Freehold
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
£133,000
- Against its 2026 sale (£90,000)+48%
- Against HP12 4JY's recent median (£106,000)+25%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Beech House is modelled from its 29 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP12 4JY. 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
29 m² from the EPC lodged in July 2025
Sales of this home
2 sales recorded, the latest in 2026
Recent sales in HP12 4JY
5 sales, median £106,000 (2024–2006)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: February 2026 | 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.
Beech House has more than doubled in price since the earliest registered sale in 1997.
Sales timeline
20 February 2026Most recent
£90,000
+190.3%over 28 years22 September 1997
£31,000
Median price across the last 5 sales in HP12 4JY: £106,000 (2024–2006).
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
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About Beech House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Beech House is a one-bedroom detached house in High Wycombe (HP12 4JY). It has a recorded floor area of 29 m² (around 312 sq ft), construction records dating it to 1983-1990 and council tax band B. Tenure is freehold. At 29 m² this is the smallest unit on EPC record across Beech House (29–29 m²). The building's EPC ratings span D to C, with this unit at the top. On EPC score it ranks first in the building (75 versus a worst of 64). The latest certificate (July 2025) shows a C (score 75), near the top of the C band. The rating has held steady at C across 2 certificates since September 2024. Between certificates, window efficiency dropped from Good to Average. Main heating runs on electricity.
A recent sale: £90,000 in February 2026. Across 1997–2026, sale prices on this property compounded at 3.8% per year. Today's modelled estimate of £133,000 is 47.8% above the 2026 sale price. On a £-per-square-foot basis, the last sale (£288/sq ft) was about 15.1% below the postcode norm.
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
- Bedrooms1
- Bathrooms1
Outside
- Communal gardenYes
Building
- TenureFreehold
- ConciergeYes
Before you decide
Everything you need to know about Beech House
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.
Beech House's carbon output is low for the local stock.
Current Certificate(1 of 2)
Jul 2025
EPC Rating
A
B
C
C75
D
E
F
G
Main Heating
Electric
Main Fuel
Electric
Hot Water
Average
Windows
Average
CO2 Emissions
0.5 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 6 July 2035
Planning history
Applications and permits filed against Beech House, Flat 3, Mill End Road, High Wycombe, HP12 4JY, sourced from the PlanIt planning register.
Beech House 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 Mill End Road homes
Four headline reads against 3 similar flats on this street, drawn from the latest EPC and Land Registry data.
Beech House is notably below the street on price per m².
Price per m²
£3,103
Street avg £3,976
Floor Area
29 m²
Street avg 29 m²
Habitable Rooms
2 rooms
Street avg 2 rooms
CO₂ Emissions
0.5 t/year
Street avg 2.1 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.
Crime
125/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Dashwood Avenue — bus stop.
Closest school
0.3 km
Millbrook Combined School. 16 schools nearby.
Nearest schools
- Millbrook Combined SchoolPrimary261m
- Oakridge SchoolPrimary967m
- Castlefield SchoolPrimary1.1km
- The Disraeli SchoolPrimary1.2km
Nearest stops
- Dashwood AvenueBus stop117m
- Dashwood AvenueBus stop170m
- Millbrook SchoolBus stop214m
- Chapel LaneBus stop232m
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 4JY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.5dB
Night-time· 23:00 – 07:00
40.9dB
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
Late 20th century1st Floor FlatFreeholdEPC CNo mains gas
Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.
From £820 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£121k
Beech House, Flat 1, Mill End Road
HP12 4JY
Flat1 bed1 bath
£117k
Beech House, Flat 4, Mill End Road
HP12 4JY
Flat1 bed1 bath
£127k
Beech House, Flat 2, Mill End Road
HP12 4JY
Flat
£179k
197 199, Flat 1, New Road
HP12 4RQ
Flat
£186k
308 310, Flat 4, West Wycombe Road
HP12 4AB
Flat
£186k
Amina House, Flat 5, 373 West Wycombe Road
HP12 4AE
Flat
£197k
308 310, Flat 3, West Wycombe Road
HP12 4AB
Flat
£197k
Amina House, Flat 1, 373 West Wycombe Road
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Flat
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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 Beech House is modelled from its 29 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP12 4JY. 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. 2 sales are recorded for Beech House. 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 Beech House was lodged in July 2025 at band C and is valid until July 2035. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to Beech House. 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 16 schools and 30 stops listed are measured in a straight line from HP12 4JY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Beech House is in council tax band B. 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 Beech House, Flat 3, Mill End Road, High Wycombe, HP12 4JY. Each answer is also embedded as structured data for search engines.
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