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9 The Coppice, Booker, High Wycombe, HP12 4SA

1 planning record

Estimated value

£557,000

  • Since the 2008 sale (£358,000)+56%
  • Against HP12 4SA's recent median (£510,500)+9%

Newest record on this page: July 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Bedroom
1
Bathroom
1
Floor area
148 m²
1593 sq ft
Energy rating
D
Score 57
Council tax
Band E
Tenure
Owner Occupied
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Valuation

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

£557,000

  • Against its 2008 sale (£358,000)+56%
  • Against HP12 4SA's recent median (£510,500)+9%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 9 The Coppice is modelled from its 148 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP12 4SA. 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

    148 m² from the EPC lodged in April 2025

  • Sales of this home

    2 sales recorded, the latest in 2008

  • Recent sales in HP12 4SA

    5 sales, median £510,500 (2025–2022)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: July 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 applicationFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sale price has at least doubled since 1998.

Sales timeline

  1. 31 March 2008Most recent

    £358,000

    +129.5%over 9 years

  2. 5 November 1998

    £156,000

Median price across the last 5 sales in HP12 4SA: £510,500 (2025–2022).

Risks

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

Overview

About 9 The Coppice

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

9 The Coppice is a one-bedroom detached house in Booker, High Wycombe, High Wycombe (HP12 4SA). It has a recorded floor area of 148 m² (around 1593 sq ft), construction records dating it to 1967-1975 and council tax band E. The latest certificate (April 2025) shows a D (score 57), a step below the typical UK home. When first surveyed in November 2018 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Very Poor to Good and hot-water efficiency went from Very Poor to Good. The recommended improvements would push it to C (score 79).

It hasn't traded since March 2008, a hold of 18 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. At 148 m² the property is well over the postcode median (94 m² across 11 EPCs), placing it in the larger end of the local stock. Across 1998–2008, sale prices on this property compounded at 9.2% per year. Today's modelled estimate of £557,000 sits 55.6% above the 2008 sale of £358,000. On a £-per-square-foot basis, the last sale (£225/sq ft) was about 33.8% below the postcode norm. One planning record on file: an extension approved in 2011. Past consents include an extension, meaningful when judging how the property has evolved.

Specifications

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
Before you decide

Everything you need to know about 9 The Coppice

The true value, the hidden risks and the full sale history, in one report.

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One time fee only - money back guarantee

Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

9 The Coppice's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Apr 2025

EPC Rating

A
B
C
D
D57
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
7.6 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 24 April 2035

8 years remaining

Property Improvements

Changes detected from historical EPC data

Apr 2025from Nov 2018
EPC improved fromE46toD57
Main Fuel
CommunityGas

Fuel source changed

Heating Controls
ThermostatProg + Stat

Heating controls upgraded for better temperature management

Hot Water
InstantaneousMain System

Hot water system upgraded

Roof Insulation
UninsulatedInsulated

Roof insulation improved

Planning

Planning history

Applications and permits filed against 9 The Coppice, Booker, High Wycombe, HP12 4SA, sourced from the PlanIt planning register.

9 The Coppice has an approved single-storey rear extension on the planning record.

1 application on record at 9 The Coppice, Booker, High Wycombe, HP12 4SA

1decisions1extensions6documents2nearby
Flagged:Retrospective
  1. Sept 2011
    ExtensionFull
    Outcome in report

    Extension: Single storey · Rear of property

    Householder application for a single storey rear extension (retrospective)

    Retrospective
    Documents
    6 docs on file
    Reference
    11/06824/FUL
    Full record in report

Unlock 9 The Coppice, Booker, High Wycombe, HP12 4SA'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 6 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other The Coppice homes

Four headline reads against 11 similar houses on this street, drawn from the latest EPC and Land Registry data.

9 The Coppice outperforms the street on years held by a wide margin.

Price per m²

£2,419

Street avg £4,392

Strongly below

Floor Area

148 m²

Street avg 93 m²

Strongly above

Habitable Rooms

6 rooms

Street avg 5 rooms

Above

CO₂ Emissions

7.6 t/year

Street avg 4.5 t/year

Strongly below
Area

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.
Full High Wycombe report

Crime

125/mo

Falling year-on-year across the wider district.

Nearest stop

0.5 km

Squirrel Lane — bus stop.

Closest school

0.6 km

Booker Hill Primary School & Nursery. 13 schools nearby.

Nearest schools

  • Booker Hill Primary School & NurseryPrimary596m
  • Cressex Community SchoolSecondary649m
  • Castlefield SchoolPrimary961m
  • Chepping View Primary AcademyPrimary1.2km

Nearest stops

  • Squirrel LaneBus stop468m
  • Lansdell AvenueBus stop469m
  • Rydal WayBus stop502m
  • Edmunds CloseBus stop540m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around HP12 4SA from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP12 4SA

Daytime· 07:00 – 23:00

52.8dB

Low
Night-time road noise heatmap for HP12 4SA

Night-time· 23:00 – 07:00

44.2dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Late 20th centuryDetached HouseEPC DExtended multiple times (2+ extensions)

Because the property has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,085 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£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
£353k

1 Cressex Close

HP12 4BQ

2 bed2 bath
£341k

1 Christie Close

HP12 4FN

2 bed
£335k

1 Beech Tree Cottages, Lane End Road

HP12 4JF

2 bed1 bath
£607k

1 Barbers Wood Close

HP12 4EW

3 bed2 bath
£257k

1 Byron House, Sheridan Court

HP12 4SQ

2 bed2 bath

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 9 The Coppice is modelled from its 148 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP12 4SA. 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 9 The Coppice. 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 The Coppice was lodged in April 2025 at band D and is valid until April 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. 1 application is matched to 9 The Coppice. 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 13 schools and 30 stops listed are measured in a straight line from HP12 4SA, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
9 The Coppice 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 9 The Coppice, Booker, High Wycombe, HP12 4SA. Each answer is also embedded as structured data for search engines.

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