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21 Falcon Rise, Downley, High Wycombe, HP13 5JT

3 sales on record2 planning records

Estimated value

£384,000

  • Since the 2003 sale (£172,000)+123%
  • Against HP13 5JT's recent median (£355,000)+8%

Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Bathroom
1
Floor area
70 m²
758 sq ft
Energy rating
C
Score 69
Council tax
Band D
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

£384,000

  • Against its 2003 sale (£172,000)+123%
  • Against HP13 5JT's recent median (£355,000)+8%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 21 Falcon Rise is modelled from its 70 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP13 5JT. 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

    70 m² from the EPC lodged in March 2012

  • Sales of this home

    3 sales recorded, the latest in 2003

  • Recent sales in HP13 5JT

    5 sales, median £355,000 (2026–2025)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2026Latest 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.

21 Falcon Rise's modelled value sits at over four times its earliest registered sale price (1999).

Sales timeline

  1. 7 August 2003Most recent

    £172,000

    +37.7%over 2 years

  2. 10 May 2001

    £124,950

    +31.6%over 2 years

  3. 8 April 1999

    £94,950

Median price across the last 5 sales in HP13 5JT: £355,000 (2026–2025).

Risks

What this page doesn't show

2 potential issues have already been flagged for 21 Falcon Rise, Downley, High Wycombe, HP13 5JT. 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 21 Falcon Rise

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

21 Falcon Rise is a three-bedroom semi-detached house in Downley, High Wycombe, High Wycombe (HP13 5JT). It has a recorded floor area of 70 m² (around 758 sq ft), construction records dating it to 1991-1995 and council tax band D. The latest certificate (March 2012) shows a C (score 69), just inside the C band. The latest certificate is from March 2012, so improvements made since then won't be reflected.

Held since August 2003 — that's 23 years off the open market, well above the local norm. Across 1999–2003, sale prices on this property compounded at 14.7% per year. Today's modelled estimate of £384,000 sits 123.3% above the 2003 sale of £172,000. On a £-per-square-foot basis, the last sale (£227/sq ft) was about 22.2% below the postcode norm. 2 planning records sit against the property, 2 approved, 0 refused. Past consents include an extension, meaningful when judging how the property has evolved. At 70 m² it's 15.4% larger than the typical home in the postcode (61 m² median across 40 EPCs). Its energy rating outperforms most of the postcode (better than 73% of similar EPCs).

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

  • Bedrooms3
  • Bathrooms1
  • Dining roomYes

Outside

  • Private gardenYes
  • DrivewayYes
Before you decide

Everything you need to know about 21 Falcon Rise

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.

21 Falcon Rise'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 23 Mar 2022

Current Certificate
Mar 2012

EPC Rating

A
B
C
C69
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.1 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 23 March 2022

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against 21 Falcon Rise, Downley, High Wycombe, HP13 5JT, sourced from the PlanIt planning register.

21 Falcon Rise has an approved single-storey front extension on the planning record.

2 applications on record at 21 Falcon Rise, Downley, High Wycombe, HP13 5JT

2decisions2extensions14documents11nearby
  1. May 2008
    ExtensionFull
    Outcome in report

    Extension: Single storey · Rear of property

    Erection of single storey rear extension and rear dormer

    Documents
    7 docs on file
    Reference
    08/05861/FUL
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision

Unlock 21 Falcon Rise, Downley, High Wycombe, HP13 5JT'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 14 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Falcon Rise homes

Four headline reads against 35 similar houses on this street, drawn from the latest EPC and Land Registry data.

21 Falcon Rise is notably below the street on price per m².

Price per m²

£2,443

Street avg £4,580

Strongly below

Floor Area

70 m²

Street avg 70 m²

On par

Habitable Rooms

5 rooms

Street avg 4 rooms

Above

CO₂ Emissions

3.1 t/year

Street avg 3.3 t/year

On par
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

0.1 km

Falcon Rise — bus stop.

Closest school

0.5 km

Millbrook Combined School. 11 schools nearby.

Nearest schools

  • Millbrook Combined SchoolPrimary500m
  • The Downley SchoolPrimary884m
  • The Disraeli SchoolPrimary1.3km
  • West Wycombe SchoolPrimary1.5km

Nearest stops

  • Falcon RiseBus stop78m
  • Railway BridgeBus stop121m
  • Downley TurnBus stop207m
  • Pheasant DriveBus stop302m

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

Daytime· 07:00 – 23:00

49.8dB

Low
Night-time road noise heatmap for HP13 5JT

Night-time· 23:00 – 07:00

41.1dB

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

Late 20th centurySemi-Detached 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.

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Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£426k

1 Brunel Road

HP13 5SR

3 bed
£524k

1 Curlew Close

HP13 5JY

3 bed2 bath
£575k

1 Beaconsfield Avenue

HP13 5EN

3 bed2 bath
£618k

1 Commonside, Downley

HP13 5XG

3 bed1 bath
£682k

1 Brands Hill Avenue

HP13 5PZ

3 bed1 bath
£551k

1 Court Close

HP13 5JF

4 bed2 bath
£265k

1 Carolines Court, Red Kite Close

HP13 5GN

2 bed2 bath
£262k

1 Chadwick Street

HP13 5PS

2 bed1 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 21 Falcon Rise is modelled from its 70 m² EPC floor area, its 3 recorded sales and recent sales of comparable homes in HP13 5JT. 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. 3 sales are recorded for 21 Falcon Rise. 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 Falcon Rise was lodged in March 2012 at band C and expired in March 2022, 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 21 Falcon Rise. 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 11 schools and 30 stops listed are measured in a straight line from HP13 5JT, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
21 Falcon Rise 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.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 21 Falcon Rise, Downley, High Wycombe, HP13 5JT. Each answer is also embedded as structured data for search engines.

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