Model valuation£417,0008 Busby Close
Local market context
Bottom Farm House, Barn Court, High Wycombe, HP12 4LQ
Listed building4 sales on record
Estimated value
£655,000
- Since the 2024 sale (£537,500)+22%
- Against HP12 4LQ's recent median (£287,000)+128%
Newest record on this page: January 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Detached
Bedrooms
4
Bathrooms
3
Floor area
218 m²
2347 sq ft
Energy rating
F
Score 38
Council tax
Band E
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
£655,000
- Against its 2024 sale (£537,500)+22%
- Against HP12 4LQ's recent median (£287,000)+128%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for Bottom Farm House is modelled from its 218 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HP12 4LQ. 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
218 m² from the EPC lodged in May 2024
Sales of this home
4 sales recorded, the latest in 2024
Recent sales in HP12 4LQ
5 sales, median £287,000 (2025–2023)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: January 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.
Latest sale on Bottom Farm House was the highest on Land Registry record across the postcode.
Sales timeline
24 September 2024Most recent
£537,500
+12.0%over 19 years7 August 2005
£480,000
+95.1%over 7 years16 July 1998
£246,000
+28.8%over 1 year6 December 1996
£191,000
Median price across the last 5 sales in HP12 4LQ: £287,000 (2025–2023).
Nearby sales in HP12 4LQ
4 Barn Court, High Wycombe, HP12 4LQ
Sold Jan 2025
£287,0003 Barn Court, High Wycombe, HP12 4LQ
Sold Sept 2024
£427,2546 Barn Court, High Wycombe, HP12 4LQ
Sold Jul 2024
£262,000Autumn Cottage, Barn Court, High Wycombe, HP12 4LQ
Sold Jul 2024
£450,000Applewood, Barn Court, High Wycombe, HP12 4LQ
Sold Mar 2022
£470,000
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 Bottom Farm House
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
Bottom Farm House is a four-bedroom detached house in High Wycombe (HP12 4LQ). It has a recorded floor area of 218 m² (around 2347 sq ft), construction records dating it to before 1900 and council tax band E. It is a listed building, which means external alterations are tightly controlled but it may qualify for heritage tax reliefs. The latest certificate (May 2024) shows an F (score 38), near the bottom of the EPC scale. The rating has held steady at F across 2 certificates since April 2009. Between certificates, roof efficiency went from Very Poor to Poor, hot-water efficiency went from Very Poor to Good and lighting went from Average to Very Good. The recommended improvements would lift it to B (score 83), a 4-band jump.
At 218 m² the property is well over the postcode median (86 m² across 12 EPCs), placing it in the larger end of the local stock. On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1996–2024, sale prices on this property compounded at 3.8% per year. Today's modelled estimate of £655,000 is 21.9% above the 2024 sale price. Last sale on file: £537,500 in September 2024.
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
- Bedrooms4
- Bathrooms3
- Dining roomYes
Outside
- Private gardenYes
Building
- Listed buildingYes
Before you decide
Everything you need to know about Bottom Farm 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.
Bottom Farm House sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.
Current Certificate(1 of 2)
May 2024
EPC Rating
A
B
C
D
E
F
F38
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
13.0 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 8 May 2034
Property Improvements
Changes detected from historical EPC data
May 2024from Apr 2009
Hot Water
Very PoorGood
Hot water efficiency improved
Roof
Very PoorPoor
Roof insulation improved
Low Energy Lighting
35%80%
More low energy lighting installed
Planning history
Applications and permits filed against Bottom Farm House, Barn Court, High Wycombe, HP12 4LQ, sourced from the PlanIt planning register.
Bottom Farm 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 Barn Court homes
Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.
Bottom Farm House is notably below the street on price per m².
Price per m²
£2,466
Street avg £5,285
Floor Area
218 m²
Street avg 88 m²
Habitable Rooms
8 rooms
Street avg 5 rooms
CO₂ Emissions
13.0 t/year
Street avg 2.9 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
0.6 km
Castlefield School. 15 schools nearby.
Nearest schools
- Castlefield SchoolPrimary633m
- Booker Hill Primary School & NurseryPrimary732m
- Millbrook Combined SchoolPrimary894m
- Oakridge SchoolPrimary1.1km
Nearest stops
- Lane End RoadBus stop101m
- Pinewood RoadBus stop117m
- New RoadBus stop202m
- The Hour Glass PHBus stop250m
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 4LQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
49.8dB
Night-time· 23:00 – 07:00
40.0dB
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
Victorian-eraDetached HouseEPC FPre-1919 buildListed buildingSolid (non-cavity) walls
Because the property was built before 1919, is a listed building, and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £1,155 · Includes VAT
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£589k
1 Barbers Wood Road
HP12 4EP
4 bed3 bath
£574k
1 Cressex Square
HP12 4FW
4 bed4 bath
£607k
1 Barbers Wood Close
HP12 4EW
3 bed2 bath
£461k
1 Chapel Lane
HP12 4BD
3 bed1 bath
1 Cressex Road
HP12 4PG
4 bed3 bath
£397k
1 Catkin Close
HP12 4UZ
2 bed1 bath
£366k
1 Chapel Cottages, Booker Common
HP12 4QS
2 bed1 bath
£359k
1 Buckmaster Road
HP12 4PE
2 bed1 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 Bottom Farm House is modelled from its 218 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HP12 4LQ. 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 Bottom Farm 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 Bottom Farm House was lodged in May 2024 at band F and is valid until May 2034. 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 Bottom Farm 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 15 schools and 30 stops listed are measured in a straight line from HP12 4LQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- Bottom Farm House is in council tax band E. 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 Bottom Farm House, Barn Court, High Wycombe, HP12 4LQ. Each answer is also embedded as structured data for search engines.
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- Every home in HP12 4LQSold prices, values and energy ratings for the postcode
- HP 12 property marketPrices, postcodes, schools and transport across the district
- Bottom Farm House, Barn Court, High Wycombe valuationHow the estimate is built and what moves it
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