Model valuation£417,0008 Busby Close
Local market context
9 Abbots Way, High Wycombe, HP12 4NR
4 sales on record2 planning records
Estimated value
£359,000
- Since the 2020 sale (£310,000)+16%
- Against HP12 4NR's recent median (£330,000)+9%
Newest record on this page: November 2024. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Bedrooms
2
Bathroom
1
Floor area
58 m²
624 sq ft
Energy rating
D
Score 58
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
£359,000
- Against its 2020 sale (£310,000)+16%
- Against HP12 4NR's recent median (£330,000)+9%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 9 Abbots Way is modelled from its 58 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HP12 4NR. 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
58 m² from the EPC lodged in September 2015
Sales of this home
4 sales recorded, the latest in 2020
Recent sales in HP12 4NR
5 sales, median £330,000 (2024–2020)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2024 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 2 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.
9 Abbots Way has more than quadrupled in price since its earliest registered sale in 1996.
Sales timeline
5 October 2020Most recent
£310,000
+17.0%over 4 years12 November 2015
£265,000
+134.5%over 15 years4 May 2000
£113,000
+63.8%over 3 years17 June 1996
£69,000
Median price across the last 5 sales in HP12 4NR: £330,000 (2024–2020).
Nearby sales in HP12 4NR
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 9 Abbots Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
9 Abbots Way is a two-bedroom semi-detached house in High Wycombe (HP12 4NR). It has a recorded floor area of 58 m² (around 624 sq ft), construction records dating it to 1976-1982 and council tax band C. The latest certificate (September 2015) shows a D (score 58), a step below the typical UK home. The recommended improvements would lift it to B (score 88), a 2-band jump. The latest certificate is from September 2015, so improvements made since then won't be reflected. The home occupies a cul-de-sac position.
Most recent transfer: October 2020 at £310,000. Across the public record there are 4 sales, relatively high churn for a single property. 2 planning records sit against the property, 1 approved, 1 refused. Past consents include a garage conversion, meaningful when judging how the property has evolved. Across 1996–2020, sale prices on this property compounded at 6.4% per year. Today's modelled estimate of £359,000 is 15.8% above the 2020 sale price. On a £-per-square-foot basis, the last sale (£497/sq ft) was about 48.4% above the typical sold price in the postcode.
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
- Bedrooms2
- Bathrooms1
- Dining roomYes
Outside
- Private gardenSouth-facing
- GarageYes
- Cul-de-sacYes
Building
- Heating systemGas
- RefurbishedYes
Before you decide
Everything you need to know about 9 Abbots Way
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.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 22 Sept 2025
Current Certificate
Sept 2015EPC Rating
A
B
C
D
D58
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Poor
Windows
Good
CO2 Emissions
3.5 t/year
Occupancy
Owner Occupied
Certificate validity
Expired on 22 September 2025
Planning history
Applications and permits filed against 9 Abbots Way, High Wycombe, HP12 4NR, sourced from the PlanIt planning register.
A recent planning application at 9 Abbots Way was refused — worth checking the council file.
2 applications on record at 9 Abbots Way, High Wycombe, HP12 4NR
2decisions1extensions18documents2nearby
- Jun 2023ConversionOutlineOutcome in report
Certificate of lawfulness for proposed conversion of attached garage
- Documents
- 7 docs on file
- Reference
- 23/06254/CLP
- More recent applications — locked
- Garage ConversionAug 2023Decision
Unlock 9 Abbots Way, High Wycombe, HP12 4NR's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (2 on record)
- All 2 applications on this property in full, plus 2 notable nearby
- The 18 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Abbots Way homes
Four headline reads against 14 similar houses on this street, drawn from the latest EPC and Land Registry data.
On epc rating, 9 Abbots Way runs well behind the street norm.
Price per m²
£5,345
Street avg £4,657
Floor Area
58 m²
Street avg 68 m²
Habitable Rooms
4 rooms
Street avg 4 rooms
CO₂ Emissions
3.5 t/year
Street avg 2.7 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
Nancy Hall Court — bus stop.
Closest school
0.3 km
Cressex Community School. 15 schools nearby.
Nearest schools
- Cressex Community SchoolSecondary331m
- Chepping View Primary AcademyPrimary332m
- John Hampden Grammar SchoolSecondary1.1km
- Castlefield SchoolPrimary1.2km
Nearest stops
- Nancy Hall CourtBus stop104m
- Cressex Link RoadBus stop141m
- YMCABus stop201m
- MerryfieldsBus stop209m
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 4NR from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
58.3dB
Night-time· 23:00 – 07:00
50.7dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Level 2 HomeBuyer Report
Late 20th centurySemi-Detached HouseEPC D
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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.
£359k
1 Buckmaster Road
HP12 4PE
2 bed1 bath
£353k
1 Cressex Close
HP12 4BQ
2 bed2 bath
£366k
1 Chapel Cottages, Booker Common
HP12 4QS
2 bed1 bath
£341k
1 Christie Close
HP12 4FN
2 bed
£335k
1 Beech Tree Cottages, Lane End Road
HP12 4JF
2 bed1 bath
£397k
1 Catkin Close
HP12 4UZ
2 bed1 bath
£257k
1 Byron House, Sheridan Court
HP12 4SQ
2 bed2 bath
£245k
1 Ashtree House, Elm Road
HP12 4TB
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 9 Abbots Way is modelled from its 58 m² EPC floor area, its 4 recorded sales and recent sales of comparable homes in HP12 4NR. 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 9 Abbots Way. 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 9 Abbots Way was lodged in September 2015 at band D and expired in September 2025, so a new one is needed to sell or let. Floor area, heating and insulation details on this page come from it.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 2 applications are matched to 9 Abbots Way. 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 4NR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 9 Abbots Way 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 9 Abbots Way, High Wycombe, HP12 4NR. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in HP12 4NRSold prices, values and energy ratings for the postcode
- HP 12 property marketPrices, postcodes, schools and transport across the district
- 9 Abbots Way, High Wycombe valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
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