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High View, Ridge Way, High Wycombe, HP13 5BE

2 planning records

Estimated value

£803,000

  • Since the 2009 sale (£439,000)+83%
  • Against HP13 5BE's recent median (£245,000)+228%

Newest record on this page: September 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
Bedrooms
4
Floor area
194 m²
2088 sq ft
Energy rating
E
Score 42
Council tax
Band G
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

£803,000

  • Against its 2009 sale (£439,000)+83%
  • Against HP13 5BE's recent median (£245,000)+228%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for High View is modelled from its 194 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP13 5BE. 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

    194 m² from the EPC lodged in October 2008

  • Sales of this home

    1 sale recorded, the latest in 2009

  • Recent sales in HP13 5BE

    5 sales, median £245,000 (2025–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: September 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 2 applicationsFull 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.

The latest sale fell during the post-2008 dip, often a low-water mark in price comparisons.

Sales timeline

  1. 23 June 2009Most recent

    £439,000

Median price across the last 5 sales in HP13 5BE: £245,000 (2025–2023).

Risks

What this page doesn't show

2 potential issues have already been flagged for High View, Ridge Way, High Wycombe, HP13 5BE. 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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Overview

About High View

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

High View is a four-bedroom detached house in High Wycombe (HP13 5BE). It has a recorded floor area of 194 m² (around 2088 sq ft), construction records dating it to 1930-1949 and council tax band G. The latest certificate (October 2008) shows an E (score 42), well below the UK norm with real room to improve. The recommended improvements would push it to D (score 66). The latest certificate is from October 2008, so improvements made since then won't be reflected.

Untraded for 17 years, with the last transfer in June 2009. That sale fell during the post-crash dip, which often skews comparisons against later neighbouring sales. At 194 m² the property is well over the postcode median (64 m² across 18 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. Today's modelled estimate of £803,000 sits 82.9% above the 2009 sale of £439,000. On a £-per-square-foot basis, the last sale (£210/sq ft) was about 43.9% below the postcode norm. 2 planning records sit against the property, 1 approved, 1 refused. 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

  • Bedrooms4
Before you decide

Everything you need to know about High View

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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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.

High View sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 13 Oct 2018

Current Certificate
Oct 2008

EPC Rating

A
B
C
D
E
E42
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Very Poor
CO2 Emissions
9.9 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 13 October 2018

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against High View, Ridge Way, High Wycombe, HP13 5BE, sourced from the PlanIt planning register.

2 applications on record at High View, Ridge Way, High Wycombe, HP13 5BE

2decisions2extensions29documents11nearby
Flagged:Retrospective
  1. Apr 2015
    ExtensionOutline
    Outcome in report

    Extension: Single storey

    Certificate of Lawfulness for proposed construction of two single storey rear extensions, replacement of rear ground floor kitchen window with a door, replacement of side door of garage with a window; insertion of 2 x rooflights in workshop roof, and raising of workshop roof as part of conversion of workshop to provide additional habitable accommodation.

    Documents
    13 docs on file
    Reference
    14/07525/CLP
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock High View, Ridge Way, High Wycombe, HP13 5BE'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 11 notable nearby
  • The 29 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Ridge Way homes

Four headline reads against 9 similar houses on this street, drawn from the latest EPC and Land Registry data.

High View is notably below the street on epc rating.

Price per m²

£2,263

Street avg £3,451

Below

Floor Area

194 m²

Street avg 198 m²

On par

Habitable Rooms

7 rooms

Street avg 8 rooms

Below

CO₂ Emissions

9.9 t/year

Street avg 6.2 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

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

0.2 km

Ridge Way — bus stop.

Closest school

0.1 km

The Royal Grammar School, High Wycombe. 26 schools nearby.

Nearest schools

  • The Royal Grammar School, High WycombeSecondary146m
  • Highworth Combined School and NurseryPrimary1.0km
  • Hamilton AcademyPrimary1.2km
  • Hannah Ball AcademyPrimary1.4km

Nearest stops

  • Ridge WayBus stop175m
  • Royal Grammar SchoolBus stop256m
  • Amersham Hill DriveBus stop414m
  • Sheraton DriveBus stop426m

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.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around HP13 5BE from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP13 5BE

Daytime· 07:00 – 23:00

48.5dB

Low
Night-time road noise heatmap for HP13 5BE

Night-time· 23:00 – 07:00

39.0dB

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 2 HomeBuyer Report

Early 20th centuryDetached HouseEPC E

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £1,095 · 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.
£746k

1 Coronation Cottages, The Common, Downley

HP13 5YQ

4 bed2 bath
£551k

1 Court Close

HP13 5JF

4 bed2 bath
£682k

1 Brands Hill Avenue

HP13 5PZ

3 bed1 bath
£620k

1 Cumbrian Way

HP13 5RY

5 bed2 bath
£618k

1 Commonside, Downley

HP13 5XG

3 bed1 bath
£575k

1 Beaconsfield Avenue

HP13 5EN

3 bed2 bath
£524k

1 Curlew Close

HP13 5JY

3 bed2 bath
£426k

1 Brunel Road

HP13 5SR

3 bed

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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 High View is modelled from its 194 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP13 5BE. 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 High View. 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 High View was lodged in October 2008 at band E and expired in October 2018, 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 High View. 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 26 schools and 30 stops listed are measured in a straight line from HP13 5BE, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
High View is in council tax band G. 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 High View, Ridge Way, High Wycombe, HP13 5BE. Each answer is also embedded as structured data for search engines.

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