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25 Brands Hill Avenue, High Wycombe, HP13 5PZ

4 planning records

Estimated value

£1,111,000

  • Since the 2021 sale (£942,000)+18%
  • Against HP13 5PZ's recent median (£665,000)+67%

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

Learn about this valuation
Property type
Detached
Habitable rooms
7
From EPC
Floor area
198 m²
2131 sq ft
Energy rating
D
Score 68
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

£1,111,000

  • Against its 2021 sale (£942,000)+18%
  • Against HP13 5PZ's recent median (£665,000)+67%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 25 Brands Hill Avenue is modelled from its 198 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP13 5PZ. 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

    198 m² from the EPC lodged in January 2021

  • Sales of this home

    2 sales recorded, the latest in 2021

  • Recent sales in HP13 5PZ

    5 sales, median £665,000 (2026–2011)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: February 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 4 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.

Latest sale on 25 Brands Hill Avenue was the highest on Land Registry record across the postcode.

Sales timeline

  1. 29 June 2021Most recent

    £942,000

    +50.7%over 7 years

  2. 20 August 2013

    £625,000

Median price across the last 5 sales in HP13 5PZ: £665,000 (2026–2011).

Risks

What this page doesn't show

2 potential issues have already been flagged for 25 Brands Hill Avenue, High Wycombe, HP13 5PZ. 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 25 Brands Hill Avenue

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

25 Brands Hill Avenue is a detached house in High Wycombe (HP13 5PZ). It has a recorded floor area of 198 m² (around 2131 sq ft), construction records dating it to 1930-1949 and council tax band G. The latest certificate (January 2021) shows a D (score 68), on the cusp of jumping into the C band. When first surveyed in September 2012 the rating was E, the property has climbed 1 band since. Between certificates, roof efficiency went from Average to Good, window efficiency went from Very Poor to Good and hot-water efficiency went from Poor to Good. The recommended improvements would push it to C (score 80).

4 planning records sit against the property, 4 approved, 0 refused. Past consents include an extension and a loft conversion, meaningful when judging how the property has evolved. At 198 m² it's 27.7% larger than the typical home in the postcode (155 m² median across 7 EPCs). Across 2013–2021, sale prices on this property compounded at 5.4% per year. Today's modelled estimate of £1,111,000 is 17.9% above the 2021 sale price. On a £-per-square-foot basis, the last sale (£442/sq ft) was about 26.4% above the typical sold price in the postcode. Last sale on file: £942,000 in June 2021. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Before you decide

Everything you need to know about 25 Brands Hill Avenue

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.
Current Certificate(1 of 2)
Jan 2021

EPC Rating

A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
5.8 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 27 January 2031

4 years remaining

Property Improvements

Changes detected from historical EPC data

Jan 2021from Sept 2012
EPC improved fromE44toD68
Heating Controls
Prog + StatFull

Heating controls upgraded for better temperature management

Hot Water
Main (No Stat)Main System

Hot water system upgraded

Windows
Partial DoubleFull Double

Windows upgraded, improving insulation

Roof
AverageGood

Roof insulation improved

Low Energy Lighting
0%100%

More low energy lighting installed

Planning

Planning history

Applications and permits filed against 25 Brands Hill Avenue, High Wycombe, HP13 5PZ, sourced from the PlanIt planning register.

Planning history includes both a loft conversion and an extension — the classic family-home expansion.

4 applications on record at 25 Brands Hill Avenue, High Wycombe, HP13 5PZ

4decisions2extensions34documents11nearby
Flagged:Retrospective
  1. Dec 2012
    RenovationFull
    Outcome in report

    Householder application for construction of railings to front (retrospective)

    Retrospective
    Documents
    4 docs on file
    Reference
    12/07257/FUL
    Full record in report
  2. More recent applications — locked
  3. MixedDecision
  4. ExtensionDecision

+ 1 more application in the report

Unlock 25 Brands Hill Avenue, High Wycombe, HP13 5PZ's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (4 on record)
  • All 4 applications on this property in full, plus 11 notable nearby
  • The 34 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Brands Hill Avenue homes

Four headline reads against 7 similar houses on this street, drawn from the latest EPC and Land Registry data.

On epc rating, 25 Brands Hill Avenue stands well clear of the street.

Price per m²

£4,758

Street avg £4,225

Above

Floor Area

198 m²

Street avg 147 m²

Strongly above

Habitable Rooms

7 rooms

Street avg 6 rooms

Above

CO₂ Emissions

5.8 t/year

Street avg 7.5 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

0.2 km

Ridge Way — bus stop.

Closest school

0.4 km

The Royal Grammar School, High Wycombe. 22 schools nearby.

Nearest schools

  • The Royal Grammar School, High WycombeSecondary416m
  • Highworth Combined School and NurseryPrimary995m
  • Hamilton AcademyPrimary1.6km
  • Hannah Ball AcademyPrimary1.7km

Nearest stops

  • Ridge WayBus stop210m
  • Chadwick StreetBus stop272m
  • Royal Grammar SchoolBus stop464m
  • Kingshill RoadBus stop500m

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

Daytime· 07:00 – 23:00

47.1dB

Low
Night-time road noise heatmap for HP13 5PZ

Night-time· 23:00 – 07:00

38.3dB

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 3 Building Survey

Early 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 £1,645 · 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
£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
£592k

1 De Havilland Court

HP13 5AG

£575k

1 Beaconsfield Avenue

HP13 5EN

3 bed2 bath
£551k

1 Court Close

HP13 5JF

4 bed2 bath
£550k

1 Brenchwood Close, Downley

HP13 5UP

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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 25 Brands Hill Avenue is modelled from its 198 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in HP13 5PZ. 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 25 Brands Hill Avenue. 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 25 Brands Hill Avenue was lodged in January 2021 at band D and is valid until January 2031. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 4 applications are matched to 25 Brands Hill Avenue. 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 22 schools and 30 stops listed are measured in a straight line from HP13 5PZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
25 Brands Hill Avenue 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 25 Brands Hill Avenue, High Wycombe, HP13 5PZ. Each answer is also embedded as structured data for search engines.

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