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85 Hamilton Road, High Wycombe, HP13 5BQ

1 planning record

Estimated value

£1,239,000

  • Since the 2023 sale (£1,260,000)-2%
  • Against HP13 5BQ's recent median (£670,000)+85%

Newest record on this page: May 2023. 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
5
Bathrooms
2
Floor area
250 m²
2691 sq ft
Energy rating
C
Score 69
Council tax
Band F
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

£1,239,000

  • Against its 2023 sale (£1,260,000)-2%
  • Against HP13 5BQ's recent median (£670,000)+85%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 85 Hamilton Road is modelled from its 250 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP13 5BQ. 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

    250 m² from the EPC lodged in March 2020

  • Sales of this home

    2 sales recorded, the latest in 2023

  • Recent sales in HP13 5BQ

    5 sales, median £670,000 (2023–2013)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: May 2023Latest 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.

Latest sale on 85 Hamilton Road was the highest on Land Registry record across the postcode.

Sales timeline

  1. 9 May 2023Most recent

    £1,260,000

    +61.5%over 8 years

  2. 13 February 2015

    £780,000

Median price across the last 5 sales in HP13 5BQ: £670,000 (2023–2013).

Risks

What this page doesn't show

2 potential issues have already been flagged for 85 Hamilton Road, High Wycombe, HP13 5BQ. 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

One time fee only - money back guarantee

Overview

About 85 Hamilton Road

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

85 Hamilton Road is a five-bedroom detached house in High Wycombe (HP13 5BQ). It has a recorded floor area of 250 m² (around 2691 sq ft), construction records dating it to 1950-1966 and council tax band F. The latest certificate (March 2020) shows a C (score 69), just inside the C band. The rating has held steady at C across 2 certificates since June 2014. Between certificates, lighting went from Average to Very Good; while wall efficiency dropped from Good to Average. Other recorded features include attached land beyond the plot. Period features are noted in the property record.

One planning record on file: an extension approved in 2015. Past consents include an extension, meaningful when judging how the property has evolved. At 250 m² it's 16.8% larger than the typical home in the postcode (214 m² median across 8 EPCs). Its energy rating outperforms most of the postcode (better than 88% of similar EPCs). 5 bedrooms is on the larger side for this postcode, where 3 is the typical count. Across 2015–2023, sale prices on this property compounded at 6% per year. On a £-per-square-foot basis, the last sale (£468/sq ft) was about 76.3% above the typical sold price in the postcode. Most recent transfer: May 2023 at £1,260,000.

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

  • Bedrooms5
  • Bathrooms2
  • Dining roomYes
  • EnsuiteYes

Outside

  • Private gardenYes
  • GarageDouble, Integral
  • LandYes

Building

  • Period featuresYes
  • RefurbishedYes
Before you decide

Everything you need to know about 85 Hamilton Road

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.

85 Hamilton Road's carbon output runs well above what efficient homes in the postcode produce.

Current Certificate(1 of 2)
Mar 2020

EPC Rating

A
B
C
C69
D
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 9 March 2030

3 years remaining

Property Improvements

Changes detected from historical EPC data

Mar 2020from Jun 2014
Low Energy Lighting
35%83%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 85 Hamilton Road, High Wycombe, HP13 5BQ, sourced from the PlanIt planning register.

1 application on record at 85 Hamilton Road, High Wycombe, HP13 5BQ

1decisions1extensions7documents11nearby
  1. Jul 2015
    ExtensionFull
    Outcome in report

    Householder application for construction of single storey rear extensions, first floor side extension and associated internal and external alterations

    Documents
    7 docs on file
    Reference
    15/06316/FUL
    Full record in report

Unlock 85 Hamilton Road, High Wycombe, HP13 5BQ'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 11 notable nearby
  • The 7 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Hamilton Road homes

Four headline reads against 8 similar houses on this street, drawn from the latest EPC and Land Registry data.

Years Held for 85 Hamilton Road lags the street by a wide margin.

Price per m²

£5,040

Street avg £2,971

Strongly above

Floor Area

250 m²

Street avg 224 m²

Above

Habitable Rooms

8 rooms

Street avg 8 rooms

Below

CO₂ Emissions

7.6 t/year

Street avg 9.0 t/year

Above
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

0.3 km

Amersham Hill Drive — bus stop.

Closest school

0.3 km

The Royal Grammar School, High Wycombe. 27 schools nearby.

Nearest schools

  • The Royal Grammar School, High WycombeSecondary251m
  • Hamilton AcademyPrimary1.1km
  • Highworth Combined School and NurseryPrimary1.1km
  • Hannah Ball AcademyPrimary1.3km

Nearest stops

  • Amersham Hill DriveBus stop279m
  • Royal Grammar SchoolBus stop342m
  • Ridge WayBus stop351m
  • Sheraton DriveBus stop496m

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 5BQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP13 5BQ

Daytime· 07:00 – 23:00

48.8dB

Low
Night-time road noise heatmap for HP13 5BQ

Night-time· 23:00 – 07:00

39.3dB

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

Mid 20th centuryDetached HouseEPC C

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 £1,245 · 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.
£620k

1 Cumbrian Way

HP13 5RY

5 bed2 bath
£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
£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 85 Hamilton Road is modelled from its 250 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP13 5BQ. 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 85 Hamilton 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 85 Hamilton Road was lodged in March 2020 at band C and is valid until March 2030. 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 85 Hamilton 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 15 months, which places each incident at an approximate point. The 27 schools and 30 stops listed are measured in a straight line from HP13 5BQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
85 Hamilton Road is in council tax band F. 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 85 Hamilton Road, High Wycombe, HP13 5BQ. Each answer is also embedded as structured data for search engines.

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