Model valuation£417,0008 Busby Close
Local market context
21 New Road, High Wycombe, HP12 4LH
4 planning records
Estimated value
£452,000
- Since the 2018 sale (£400,000)+13%
- Against HP12 4LH's recent median (£460,000)-2%
Newest record on this page: March 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
6
From EPC
Floor area
112 m²
1206 sq ft
Energy rating
D
Score 62
Council tax
Band D
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
£452,000
- Against its 2018 sale (£400,000)+13%
- Against HP12 4LH's recent median (£460,000)-2%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 New Road is modelled from its 112 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 4LH. 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
112 m² from the EPC lodged in November 2017
Sales of this home
1 sale recorded, the latest in 2018
Recent sales in HP12 4LH
5 sales, median £460,000 (2026–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: March 2026 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 4 applications | 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.
21 New Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
20 March 2018Most recent
£400,000
Median price across the last 5 sales in HP12 4LH: £460,000 (2026–2021).
Nearby sales in HP12 4LH
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 21 New Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 New Road is a semi-detached house in High Wycombe (HP12 4LH). It has a recorded floor area of 112 m² (around 1206 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (November 2017) shows a D (score 62), on the cusp of jumping into the C band. The recommended improvements would lift it to B (score 84), a 2-band jump.
4 planning records sit against the property, 3 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 112 m² it's 27.3% larger than the typical home in the postcode (88 m² median across 21 EPCs). Today's modelled estimate of £452,000 is 13% above the 2018 sale price. On a £-per-square-foot basis, the last sale (£332/sq ft) was about 49% above the typical sold price in the postcode. On the market in March 2018 and unlisted since — roughly 8 years.
Before you decide
Everything you need to know about 21 New Road
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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate
Nov 2017EPC Rating
A
B
C
D
D62
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 November 2027
Planning history
Applications and permits filed against 21 New Road, High Wycombe, HP12 4LH, sourced from the PlanIt planning register.
4 applications on record at 21 New Road, High Wycombe, HP12 4LH
4decisions2extensions25documents2nearby
- Jul 2018ExtensionFullOutcome in report
Householder application for construction of single storey outbuilding to rear garden
- Documents
- 7 docs on file
- Reference
- 18/06475/FUL
- More recent applications — locked
- OutbuildingJan 2019Decision
- AmendmentNov 2018Decision
+ 1 more application in the report
Unlock 21 New Road, High Wycombe, HP12 4LH's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (4 on record)
- All 4 applications on this property in full, plus 2 notable nearby
- The 25 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other New Road homes
Four headline reads against 17 similar houses on this street, drawn from the latest EPC and Land Registry data.
21 New Road outperforms the street on habitable rooms by a wide margin.
Price per m²
£3,571
Street avg £2,973
Floor Area
112 m²
Street avg 101 m²
Habitable Rooms
6 rooms
Street avg 5 rooms
CO₂ Emissions
5.1 t/year
Street avg 5.3 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
Lane End Road — bus stop.
Closest school
0.7 km
Castlefield School. 15 schools nearby.
Nearest schools
- Castlefield SchoolPrimary660m
- Millbrook Combined SchoolPrimary777m
- Booker Hill Primary School & NurseryPrimary835m
- Oakridge SchoolPrimary1.0km
Nearest stops
- Lane End RoadBus stop83m
- The Hour Glass PHBus stop148m
- The Hour Glass PHBus stop211m
- Pinewood RoadBus stop213m
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 4LH from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.7dB
Night-time· 23:00 – 07:00
39.8dB
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
Early 20th centurySemi-Detached HouseEPC DExtended multiple times (2+ extensions)Solid (non-cavity) walls
Because the property has been extended more than once and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,020 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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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 21 New Road is modelled from its 112 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 4LH. 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. 1 sale is recorded for 21 New Road. 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 21 New Road was lodged in November 2017 at band D and is valid until November 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. 4 applications are matched to 21 New Road. 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 4LH, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 New Road is in council tax band D. 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 21 New Road, High Wycombe, HP12 4LH. Each answer is also embedded as structured data for search engines.
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- Every home in HP12 4LHSold prices, values and energy ratings for the postcode
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