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Highlands, School Close, Downley, High Wycombe, HP13 5TR

3 planning records

Estimated value

£558,000

  • Since the 2015 sale (£440,000)+27%
  • Against HP13 5TR's recent median (£425,000)+31%

Newest record on this page: March 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
2
Bathrooms
2
Floor area
102 m²
1098 sq ft
Energy rating
D
Score 56
Council tax
Band E
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

£558,000

  • Against its 2015 sale (£440,000)+27%
  • Against HP13 5TR's recent median (£425,000)+31%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Highlands is modelled from its 102 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP13 5TR. 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

    102 m² from the EPC lodged in July 2015

  • Sales of this home

    1 sale recorded, the latest in 2015

  • Recent sales in HP13 5TR

    5 sales, median £425,000 (2025–2023)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 3 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.

Highlands valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 26 November 2015Most recent

    £440,000

Median price across the last 5 sales in HP13 5TR: £425,000 (2025–2023).

Risks

What this page doesn't show

2 potential issues have already been flagged for Highlands, School Close, Downley, High Wycombe, HP13 5TR. 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 Highlands

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

Highlands is a two-bedroom detached house in Downley, High Wycombe, High Wycombe (HP13 5TR). It has a recorded floor area of 102 m² (around 1098 sq ft), construction records dating it to 1950-1966 and council tax band E. The latest certificate (July 2015) shows a D (score 56), a step below the typical UK home. The recommended improvements would lift it to A (score 95), a 3-band jump. The latest certificate is from July 2015, so improvements made since then won't be reflected.

3 planning records sit against the property, 3 approved, 0 refused. Past consents include an extension and a garage conversion, meaningful when judging how the property has evolved. At 102 m² it's 29.7% larger than the typical home in the postcode (79 m² median across 59 EPCs). It lags the bulk of the postcode on energy efficiency (less efficient than 86% of similar EPCs). Today's modelled estimate of £558,000 is 26.8% above the 2015 sale price. On a £-per-square-foot basis, the last sale (£401/sq ft) was about 27.8% above the typical sold price in the postcode. On the market in November 2015 and unlisted since — roughly 11 years.

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

  • Bedrooms2
  • Bathrooms2
Before you decide

Everything you need to know about Highlands

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.

Recommended upgrades on file would lift this property by multiple EPC bands.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 12 Jul 2025

Current Certificate
Jul 2015

EPC Rating

A
B
C
D
D56
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
5.5 t/year
Occupancy
Owner Occupied

Certificate validity

Expired on 12 July 2025

New assessment needed to sell or let
Planning

Planning history

Applications and permits filed against Highlands, School Close, Downley, High Wycombe, HP13 5TR, sourced from the PlanIt planning register.

Highlands has an approved single-storey rear extension on the planning record.

3 applications on record at Highlands, School Close, Downley, High Wycombe, HP13 5TR

3decisions3extensions33documents11nearby
  1. Jun 2017
    Garage ConversionOutline
    Outcome in report

    Certificate of lawfulness for proposed insertion of window to front in connection with conversion of an attached garage into habitable space

    Documents
    9 docs on file
    Reference
    17/05803/CLP
    Full record in report
  2. More recent applications — locked
  3. ExtensionDecision
  4. ExtensionDecision

Unlock Highlands, School Close, Downley, High Wycombe, HP13 5TR's full planning history

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

  • Every decision — granted, refused or withdrawn (3 on record)
  • All 3 applications on this property in full, plus 11 notable nearby
  • The 33 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other School Close homes

Four headline reads against 49 similar houses on this street, drawn from the latest EPC and Land Registry data.

Highlands is notably below the street on co₂ emissions.

Price per m²

£4,314

Street avg £4,080

Above

Floor Area

102 m²

Street avg 90 m²

Above

Habitable Rooms

6 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

5.5 t/year

Street avg 2.5 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

Memorial Hall — bus stop.

Closest school

0.4 km

The Downley School. 11 schools nearby.

Nearest schools

  • The Downley SchoolPrimary400m
  • The Disraeli SchoolPrimary1.1km
  • Millbrook Combined SchoolPrimary1.2km
  • Oakridge SchoolPrimary1.9km

Nearest stops

  • Memorial HallBus stop172m
  • Taylors TurnBus stop231m
  • CommonsideBus stop244m
  • Littleworth RoadBus stop266m

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

Daytime· 07:00 – 23:00

46.0dB

Low
Night-time road noise heatmap for HP13 5TR

Night-time· 23:00 – 07:00

36.7dB

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

Mid 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 £1,085 · 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.
£575k

1 Beaconsfield Avenue

HP13 5EN

3 bed2 bath
£524k

1 Curlew Close

HP13 5JY

3 bed2 bath
£618k

1 Commonside, Downley

HP13 5XG

3 bed1 bath
£265k

1 Carolines Court, Red Kite Close

HP13 5GN

2 bed2 bath
£262k

1 Chadwick Street

HP13 5PS

2 bed1 bath
£255k

1 Downley Court, Grays Lane, Downley

HP13 5TL

2 bed1 bath
£682k

1 Brands Hill Avenue

HP13 5PZ

3 bed1 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 Highlands is modelled from its 102 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP13 5TR. 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 Highlands. 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 Highlands was lodged in July 2015 at band D and expired in July 2025, 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. 3 applications are matched to Highlands. 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 5TR, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Highlands is in council tax band E. 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 Highlands, School Close, Downley, High Wycombe, HP13 5TR. Each answer is also embedded as structured data for search engines.

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