Model valuation£417,0008 Busby Close
Local market context
22 Tower Street, High Wycombe, HP13 5AX
3 planning records
Estimated value
£344,000
- Against HP13 5AX's recent median (£375,000)-8%
Newest record on this page: May 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
4
From EPC
Floor area
82 m²
883 sq ft
Energy rating
C
Score 69
Council tax
Band C
Tenure
Social Rental
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
£344,000
- Against HP13 5AX's recent median (£375,000)-8%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 22 Tower Street is modelled from its 82 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP13 5AX. 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
82 m² from the EPC lodged in February 2014
Sales of this home
No sale recorded since 1995
Recent sales in HP13 5AX
5 sales, median £375,000 (2025–2022)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: May 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | 1 of 3 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.
22 Tower Street has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
Median price across the last 5 sales in HP13 5AX: £375,000 (2025–2022).
Nearby sales in HP13 5AX
What this page doesn't show
2 potential issues have already been flagged for 22 Tower Street, High Wycombe, HP13 5AX. The detail, evidence and what to ask about it are in the Risks Report.
- Signs of HMO activity in the areaIn report
- Larger development activity nearbyIn 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 22 Tower Street
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
22 Tower Street is a mid-terrace house in High Wycombe (HP13 5AX). It has a recorded floor area of 82 m² (around 883 sq ft), construction records dating it to 1900-1929 and council tax band C. The latest certificate (February 2014) shows a C (score 69), just inside the C band. When first surveyed in October 2011 the rating was D, the property has climbed 1 band since. Between certificates, wall efficiency went from Very Poor to Good; while lighting dropped from Very Good to Average. The recommended improvements would push it to B (score 85). The latest certificate is from February 2014, so improvements made since then won't be reflected.
3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved.
Before you decide
Everything you need to know about 22 Tower Street
The true value, the hidden risks and the full sale history, in one report.
Signs of HMO activity in the areaLarger development activity nearby
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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.
22 Tower Street's EPC is over a decade old — improvements since won't be reflected.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 28 Feb 2024
Current Certificate(1 of 2)
Feb 2014
EPC Rating
A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.8 t/year
Occupancy
Rented
Certificate validity
Expired on 28 February 2024
Property Improvements
Changes detected from historical EPC data
Feb 2014from Oct 2011
EPC improved fromD55toC69
Walls
Very PoorGood
Wall insulation improved
Low Energy Lighting
90%27%
Low energy lighting percentage decreased
Planning history
Applications and permits filed against 22 Tower Street, High Wycombe, HP13 5AX, sourced from the PlanIt planning register.
Council records include a part-single-part-two-storey rear extension at 22 Tower Street.
3 applications on record at 22 Tower Street, High Wycombe, HP13 5AX
3decisions1extensions15documents11nearby
- Jul 2014ExtensionFullOutcome in report
Extension: Part single, part two storey · Rear of property
Householder application for construction of part two storey, part single storey rear extension
- Documents
- 12 docs on file
- Reference
- 14/06261/FUL
- More recent applications — locked
- ConditionsJun 2015Decision
- AmendmentMay 2015Decision
Unlock 22 Tower Street, High Wycombe, HP13 5AX's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (3 on record)
- All 3 applications on this property in full, plus 11 notable nearby
- The 15 documents, officer reports & conditions
- What the pattern means for extending or converting here
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Versus other Tower Street homes
Four headline reads against 16 similar houses on this street, drawn from the latest EPC and Land Registry data.
22 Tower Street outperforms the street on co₂ emissions by a wide margin.
EPC Rating
69 (C)
Street avg 64 (D)
Floor Area
82 m²
Street avg 89 m²
CO₂ Emissions
2.8 t/year
Street avg 3.9 t/year
Habitable Rooms
4 rooms
Street avg 5 rooms
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
223/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Chadwick Street — bus stop.
Closest school
0.4 km
The Royal Grammar School, High Wycombe. 20 schools nearby.
Nearest schools
- The Royal Grammar School, High WycombeSecondary438m
- Highworth Combined School and NurseryPrimary648m
- Hazlemere Church of England Combined SchoolPrimary1.4km
- Kings Wood School and NurseryPrimary1.4km
Nearest stops
- Chadwick StreetBus stop91m
- CrossroadsBus stop186m
- Kingshill RoadBus stop204m
- Windsor DriveBus stop312m
Most reported crime locally
- Violence & Sexual Offences1,380 reports41%
- Anti-social Behaviour443 reports13%
- Other Theft275 reports8%
- Criminal Damage & Arson257 reports8%
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 HP13 5AX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
48.7dB
Night-time· 23:00 – 07:00
39.3dB
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-eraMid-Terrace HouseEPC CPre-1919 buildSolid (non-cavity) walls
Because the property was built before 1919 and has solid (non-cavity) walls, we believe a Level 3 building survey should be considered.
From £955 · 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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£400k
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£425k
022 Hughenden Gardens Village, Hughenden Boulevard
HP13 5GA
£426k
1 Brunel Road
HP13 5SR
3 bed
£265k
1 Carolines Court, Red Kite Close
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2 bed2 bath
£262k
1 Chadwick Street
HP13 5PS
2 bed1 bath
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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 22 Tower Street is modelled from its 82 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP13 5AX. 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. No sale is recorded for 22 Tower Street, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 22 Tower Street was lodged in February 2014 at band C and expired in February 2024, so a new one is needed to sell or let. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 3 applications are matched to 22 Tower Street. 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 15 months, which places each incident at an approximate point. The 20 schools and 30 stops listed are measured in a straight line from HP13 5AX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 22 Tower Street 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 22 Tower Street, High Wycombe, HP13 5AX. Each answer is also embedded as structured data for search engines.
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- Every home in HP13 5AXSold prices, values and energy ratings for the postcode
- HP 13 property marketPrices, postcodes, schools and transport across the district
- 22 Tower Street, 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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