What kind of home is 12 Grays Lane, HP13 5TZ?

12 Grays Lane, HP13 5TZ is a semi-detached house.

What was the last sold price for 12 Grays Lane, HP13 5TZ?

12 Grays Lane, HP13 5TZ last sold for £194,950 in August 2004, around 22 years ago. Source: HM Land Registry.

How energy efficient is 12 Grays Lane, HP13 5TZ?

The current EPC rating for 12 Grays Lane, HP13 5TZ is B with a score of 86 out of 100, lodged in May 2009. Source: EPC Register.

How big is 12 Grays Lane, HP13 5TZ?

12 Grays Lane, HP13 5TZ has a recorded floor area of 53 m² (568 sq ft). That makes it about 40% smaller than the median EPC-recorded property in HP13 5TZ. Source: EPC Register.

What heating system does 12 Grays Lane, HP13 5TZ use?

The latest EPC at 12 Grays Lane, HP13 5TZ records mains gas as the main heating fuel. Source: EPC Register.

What is the council tax band for 12 Grays Lane, HP13 5TZ?

12 Grays Lane, HP13 5TZ is in council tax band C.

Which area is 12 Grays Lane, HP13 5TZ in?

12 Grays Lane, HP13 5TZ sits in Downley, High Wycombe, High Wycombe. It falls within the HP13 postcode district in Buckinghamshire.

How safe is the area around 12 Grays Lane, HP13 5TZ?

Police records around 12 Grays Lane, HP13 5TZ show an average of 223 reported crimes per month over the last 15 months. Violent crime makes up roughly 41% of reports, the most common category. The overall trend is falling (14% versus the prior period). Source: Police UK.

What schools are near 12 Grays Lane, HP13 5TZ?

The closest primary school to 12 Grays Lane, HP13 5TZ is The Downley School (228m), one of 10 primaries within walking distance. The closest secondary is The Royal Grammar School, High Wycombe (2.7km).

What transport links are near 12 Grays Lane, HP13 5TZ?

The closest bus stop to 12 Grays Lane, HP13 5TZ is Taylors Turn, 98m away. In total there are 30 bus stops within the surrounding area.

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12 Grays Lane, Downley, High Wycombe, HP13 5TZ

EPC B

Estimated value

£256,000

Since the 2004 sale (£194,950)+31%
Against HP13 5TZ's recent median (£400,000)-36%

Newest record on this page: January 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

Floor top floor

Floor area

53 m²

568 sq ft

Energy rating

Score 86

Council tax

Band C

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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

£256,000

Against its 2004 sale (£194,950)+31%
Against HP13 5TZ's recent median (£400,000)-36%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 12 Grays Lane is modelled from its 53 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP13 5TZ. 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
53 m² from the EPC lodged in May 2009
Sales of this home
1 sale recorded, the latest in 2004
Recent sales in HP13 5TZ
5 sales, median £400,000 (2026–2019)

This page or the full report?

Data	This page	Full report
Sales	Latest sale shown: January 2026	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

Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sales timeline

15 August 2004Most recent
£194,950

Median price across the last 5 sales in HP13 5TZ: £400,000 (2026–2019).

Nearby sales in HP13 5TZ

Risks

What this page doesn't show

2 potential issues have already been flagged for 12 Grays Lane, Downley, High Wycombe, HP13 5TZ. 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 12 Grays Lane

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

12 Grays Lane is a semi-detached house in Downley, High Wycombe, High Wycombe (HP13 5TZ). It has a recorded floor area of 53 m² (around 568 sq ft) and council tax band C. At 53 m² this is the smallest unit on EPC record across the building (53–148 m²). The building's EPC ratings span E to B, with this unit at the top. The latest certificate (May 2009) returns a high B (score 86), putting the home a stone's throw from an A rating. The latest certificate is from May 2009, so improvements made since then won't be reflected.

Untraded for 22 years, with the last transfer in August 2004. At 53 m² it sits well below the postcode median (90 m² across 27 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 70% of similar EPCs). Today's modelled estimate of £256,000 is 31.3% above the 2004 sale price. On a £-per-square-foot basis, the last sale (£343/sq ft) was about 49% above the typical sold price in the postcode.

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Everything you need to know about 12 Grays Lane

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Signs of HMO activity in the areaLarger development activity nearby

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Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.

12 Grays Lane's carbon output is low for the local stock.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 17 May 2019

Current Certificate

May 2009

EPC Rating

B86

Main Heating

Gas

Main Fuel

Gas

Hot Water

Very Good

Windows

Very Good

CO2 Emissions

1.1 t/year

Occupancy

—

Certificate validity

Expired on 17 May 2019

New assessment needed to sell or let

Planning

Planning history

Applications and permits filed against 12 Grays Lane, Downley, High Wycombe, HP13 5TZ, sourced from the PlanIt planning register.

12 Grays Lane has no planning applications on record.

But the area is active

11 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Grays Lane homes

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

Floor Area for 12 Grays Lane lags the street by a wide margin.

Price per m²

£3,694

Street avg £3,608

Below

Floor Area

53 m²

Street avg 55 m²

Strongly below

CO₂ Emissions

1.1 t/year

Street avg 1.2 t/year

Above

Years Held

22 years

Street avg 18 years

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

0.1 km

Taylors Turn — bus stop.

Closest school

0.2 km

The Downley School. 11 schools nearby.

Nearest schools

The Downley SchoolPrimary228m
Millbrook Combined SchoolPrimary1.1km
The Disraeli SchoolPrimary1.2km
West Wycombe SchoolPrimary1.9km

Nearest stops

Taylors TurnBus stop98m
Grays LaneBus stop141m
Cross Court ShopsBus stop245m
South ViewBus stop257m

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 5TZ from Defra's strategic mapping. The pin marks this postcode's centroid.

Daytime· 07:00 – 23:00

46.5dB

Low

Night-time road noise heatmap for HP13 5TZ

Night-time· 23:00 – 07:00

37.0dB

Low

55 dB

60 dB

65 dB

70 dB

75 dB

80 dB

Defra Road Noise Strategic Mapping, Round 4

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Top Floor FlatEPC B

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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.

£255k

1 Downley Court, Grays Lane, Downley

HP13 5TL

2 bed1 bath

£262k

1 Chadwick Street

HP13 5PS

2 bed1 bath

£250k

1 Campbell Close

HP13 5XY

£265k

1 Carolines Court, Red Kite Close

HP13 5GN

2 bed2 bath

£215k

1 Coningsby Court

HP13 5LJ

1 bed1 bath

£339k

1 Brecon Way

HP13 5NN

£368k

1 Bowler Lea, Downley

HP13 5UD

£369k

1 Cotswold Way

HP13 5NP

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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 12 Grays Lane is modelled from its 53 m² EPC floor area, its 1 recorded sale and recent sales of comparable homes in HP13 5TZ. 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 12 Grays Lane. 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 12 Grays Lane was lodged in May 2009 at band B and expired in May 2019, 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. None is matched to 12 Grays Lane. 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 5TZ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band: 12 Grays Lane 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.

FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 12 Grays Lane, Downley, High Wycombe, HP13 5TZ. Each answer is also embedded as structured data for search engines.

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