Model valuation£417,0008 Busby Close
Local market context
21 Cressex Road, High Wycombe, HP12 4PG
1 planning record
Estimated value
£466,000
- Since the 2002 sale (£193,000)+141%
- Against HP12 4PG's recent median (£425,000)+10%
Newest record on this page: July 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
93 m²
1001 sq ft
Energy rating
C
Score 70
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
£466,000
- Against its 2002 sale (£193,000)+141%
- Against HP12 4PG's recent median (£425,000)+10%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Cressex Road is modelled from its 93 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 4PG. 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
93 m² from the EPC lodged in July 2026
Sales of this home
1 sale recorded, the latest in 2002
Recent sales in HP12 4PG
5 sales, median £425,000 (2025–2020)
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 | 1 application | 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 Cressex Road valuation sits well clear of the typical sold price in this postcode.
Sales timeline
6 December 2002Most recent
£193,000
Median price across the last 5 sales in HP12 4PG: £425,000 (2025–2020).
Nearby sales in HP12 4PG
15 Cressex Road, High Wycombe, HP12 4PG
Sold Jan 2025
£460,00033 Cressex Road, High Wycombe, HP12 4PG
Sold Jun 2021
£435,00035 Cressex Road, High Wycombe, HP12 4PG
Sold Feb 2021
£425,00025 Cressex Road, High Wycombe, HP12 4PG
Sold Sept 2020
£380,00037 Cressex Road, High Wycombe, HP12 4PG
Sold Aug 2020
£380,000
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 21 Cressex Road
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Cressex Road is a semi-detached house in High Wycombe (HP12 4PG). It has a recorded floor area of 93 m² (around 1001 sq ft), construction records dating it to 1930-1949 and council tax band D. The latest certificate (July 2026) shows a C (score 70). When first surveyed in February 2014 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Poor to Good, roof efficiency went from Average to Good and lighting went from Poor to Good; while window efficiency dropped from Average to Poor. This certificate was lodged in the last six months, so the rating reflects current condition.
It hasn't traded since December 2002, a hold of 24 years that's notably long for the area. Today's modelled estimate of £466,000 sits 141.5% above the 2002 sale of £193,000. On a £-per-square-foot basis, the last sale (£193/sq ft) was about 17.5% below the postcode norm. At 93 m² it's 22.2% smaller than the typical home in the postcode (120 m² median across 26 EPCs). Its energy rating outperforms most of the postcode (better than 73% of similar EPCs). One planning record on file: an extension refused in 2006.
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Everything you need to know about 21 Cressex Road
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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.
The EPC has just been inspected, so the rating reflects current condition.
Current Certificate(1 of 2)
Jul 2026
EPC Rating
A
B
C
C70
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Poor
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 13 July 2036
Property Improvements
Changes detected from historical EPC data
Jul 2026from Feb 2014
EPC improved fromD58toC70
Heating Controls
ThermostatProg + Stat
Heating controls upgraded for better temperature management
Windows
Mostly DoubleFull Double
Windows upgraded, improving insulation
Wall Insulation
UninsulatedInsulated Cavity
Cavity wall insulation installed
Roof
AverageGood
Roof insulation improved
Low Energy Lighting
10%100%
More low energy lighting installed
Planning history
Applications and permits filed against 21 Cressex Road, High Wycombe, HP12 4PG, sourced from the PlanIt planning register.
1 application on record at 21 Cressex Road, High Wycombe, HP12 4PG
1decisions1extensions11documents2nearby
- Aug 2006ExtensionFullOutcome in report
Extension: Rear of property
Erection of 2 storey rear extension to 19 & 21 Cressex Road and creation of 6 x 1 bed flats with associated car parking
- Documents
- 11 docs on file
- Reference
- 06/06027/FUL
Unlock 21 Cressex Road, High Wycombe, HP12 4PG's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 2 notable nearby
- The 11 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Cressex Road homes
Four headline reads against 26 similar houses on this street, drawn from the latest EPC and Land Registry data.
On co₂ emissions, 21 Cressex Road stands well clear of the street.
Price per m²
£2,075
Street avg £2,720
Floor Area
93 m²
Street avg 121 m²
Habitable Rooms
5 rooms
Street avg 6 rooms
CO₂ Emissions
3.1 t/year
Street avg 5.5 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
Cressex Road East — bus stop.
Closest school
0.2 km
Chepping View Primary Academy. 14 schools nearby.
Nearest schools
- Chepping View Primary AcademyPrimary241m
- John Hampden Grammar SchoolSecondary509m
- Wycombe High SchoolSecondary759m
- Cressex Community SchoolSecondary897m
Nearest stops
- Cressex Road EastBus stop91m
- Verney AvenueBus stop160m
- Marlow RoadBus stop241m
- Empire CinemaBus stop264m
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 4PG from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
58.6dB
Night-time· 23:00 – 07:00
50.9dB
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
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Early 20th centurySemi-Detached HouseEPC C
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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.
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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 21 Cressex Road is modelled from its 93 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP12 4PG. 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 Cressex 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 Cressex Road was lodged in July 2026 at band C and is valid until July 2036. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 21 Cressex 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 14 schools and 30 stops listed are measured in a straight line from HP12 4PG, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 Cressex 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 Cressex Road, High Wycombe, HP12 4PG. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in HP12 4PGSold prices, values and energy ratings for the postcode
- HP 12 property marketPrices, postcodes, schools and transport across the district
- 21 Cressex Road, High Wycombe valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales