Model valuation£417,0008 Busby Close
Local market context
21 Cumbrian Way, High Wycombe, HP13 5RY
Estimated value
£333,000
- Against HP13 5RY's recent median (£330,000)+1%
Newest record on this page: November 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
End terrace
Habitable rooms
5
From EPC
Floor area
94 m²
1012 sq ft
Energy rating
C
Score 74
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
£333,000
- Against HP13 5RY's recent median (£330,000)+1%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 21 Cumbrian Way is modelled from its 94 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP13 5RY. 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
94 m² from the EPC lodged in September 2022
Sales of this home
No sale recorded since 1995
Recent sales in HP13 5RY
5 sales, median £330,000 (2025–2021)
This page or the full report?
| Data | This page | Full report |
|---|---|---|
| Sales | Latest sale shown: November 2025 | Latest available records, read when you order |
| Valuation | Estimate from the last refresh | Analysed against comparable sales |
| Planning | None on this home | 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.
21 Cumbrian Way 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 5RY: £330,000 (2025–2021).
Nearby sales in HP13 5RY
What this page doesn't show
2 potential issues have already been flagged for 21 Cumbrian Way, High Wycombe, HP13 5RY. 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 21 Cumbrian Way
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
21 Cumbrian Way is an end-of-terrace house in High Wycombe (HP13 5RY). It has a recorded floor area of 94 m² (around 1012 sq ft), construction records dating it to 1976-1982 and council tax band C. The latest certificate (September 2022) shows a C (score 74). The rating has held steady at C across 3 certificates since October 2009. Between certificates, window efficiency went from Average to Good and lighting went from Poor to Very Good; while main heating dropped from Very Good to Good. The recommended improvements would push it to B (score 87).
Before you decide
Everything you need to know about 21 Cumbrian Way
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.
Current Certificate(1 of 3)
Sept 2022
EPC Rating
A
B
C
C74
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
Valid until 21 September 2032
Property Improvements
Changes detected from historical EPC data
Feb 2014from Oct 2009
Heating Controls
FullProg + Stat
Heating controls changed
Windows
AverageGood
Window efficiency improved
Sept 2022from Feb 2014
Heating Controls
Prog + StatFull
Heating controls upgraded for better temperature management
Low Energy Lighting
33%100%
More low energy lighting installed
Planning history
Applications and permits filed against 21 Cumbrian Way, High Wycombe, HP13 5RY, sourced from the PlanIt planning register.
21 Cumbrian Way has no planning applications on record.
11
But the area is active
11 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.
Versus other Cumbrian Way homes
Four headline reads against 22 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating
74 (C)
Street avg 71 (C)
Floor Area
94 m²
Street avg 93 m²
CO₂ Emissions
2.8 t/year
Street avg 3.1 t/year
Habitable Rooms
5 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.
Crime
223/mo
Falling year-on-year across the wider district.
Nearest stop
0.1 km
Cotswold Way — bus stop.
Closest school
0.3 km
The Disraeli School. 20 schools nearby.
Nearest schools
- The Disraeli SchoolPrimary281m
- Oakridge SchoolPrimary846m
- Millbrook Combined SchoolPrimary877m
- Hamilton AcademyPrimary1.3km
Nearest stops
- Cotswold WayBus stop119m
- The PasturesBus stop144m
- Brecon WayBus stop149m
- Pastures ChurchBus stop265m
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 5RY from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime· 07:00 – 23:00
50.8dB
Night-time· 23:00 – 07:00
40.1dB
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 2 HomeBuyer Report
Late 20th centuryEnd-Terrace 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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Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£339k
1 Brecon Way
HP13 5NN
£368k
1 Bowler Lea, Downley
HP13 5UD
£369k
1 Cotswold Way
HP13 5NP
£400k
020 Hughenden Gardens Village, Hughenden Boulevard
HP13 5GA
£265k
1 Carolines Court, Red Kite Close
HP13 5GN
2 bed2 bath
£262k
1 Chadwick Street
HP13 5PS
2 bed1 bath
£425k
022 Hughenden Gardens Village, Hughenden Boulevard
HP13 5GA
£426k
1 Brunel Road
HP13 5SR
3 bed
Property research, connected
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Start your researchHow to read this page
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 21 Cumbrian Way is modelled from its 94 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP13 5RY. 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 21 Cumbrian Way, 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 21 Cumbrian Way was lodged in September 2022 at band C and is valid until September 2032. 3 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 21 Cumbrian Way. 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 5RY, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
- Council tax band
- 21 Cumbrian Way 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 21 Cumbrian Way, High Wycombe, HP13 5RY. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in HP13 5RYSold prices, values and energy ratings for the postcode
- HP 13 property marketPrices, postcodes, schools and transport across the district
- 21 Cumbrian Way, High Wycombe valuationHow the estimate is built and what moves it
- UK house price mapExplore prices by district, year by year
- Report on another addressLook up any home in England and Wales