Model valuation£417,0008 Busby Close
Local market context
18 Grays Lane, Downley, High Wycombe, HP13 5TZ
3 sales on record1 planning record
Last sold (2006)
£309,950
We only model an estimate once an EPC gives us the home's size and spec. The full report sets it against recent comparable sales.
- HP13 5TZ recent median£400,000
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Bedrooms
4
Council tax
Band E
Why there's no estimate yet
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
Not available for this home yet
Your note and figure are shown publicly on this page.
What we hold for this home
We don't publish an estimate for 18 Grays Lane because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in HP13 5TZ.
What an estimate needs
Floor area
No EPC on record
Sales of this home
3 sales recorded, the latest in 2006
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 | Not available | Analysed against comparable sales |
| Planning | 1 application | 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.
Sale price has grown by over 3x since 1997.
Sales timeline
3 August 2006Most recent
£309,950
+47.6%over 2 years8 October 2003
£209,950
+141.3%over 6 years9 April 1997
£87,000
Median price across the last 5 sales in HP13 5TZ: £400,000 (2026–2019).
Nearby sales in HP13 5TZ
34 Grays Lane, Downley, High Wycombe, HP13 5TZ
Sold Jan 2026
£462,00030 Grays Lane, Downley, High Wycombe, HP13 5TZ
Sold Jan 2024
£608,50021 Grays Lane, Downley, High Wycombe, HP13 5TZ
Sold Dec 2021
£400,00019 Grays Lane, Downley, High Wycombe, HP13 5TZ
Sold Nov 2020
£370,0003 Grays Lane, Downley, High Wycombe, HP13 5TZ
Sold Dec 2019
£340,000
What this page doesn't show
2 potential issues have already been flagged for 18 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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About 18 Grays Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
18 Grays Lane is a four-bedroom property in Downley, High Wycombe, High Wycombe (HP13 5TZ). It has council tax band E.
Untraded for 20 years, with the last transfer in August 2006. One planning record on file: an extension approved in 2004. Past consents include an extension, meaningful when judging how the property has evolved. Across 1997–2006, sale prices on this property compounded at 14.6% per year.
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
- Bedrooms4
- Utility roomYes
Outside
- Private gardenYes
- GarageYes
Before you decide
Everything you need to know about 18 Grays Lane
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.
No EPC on record
This property doesn't have an Energy Performance Certificate yet. An EPC is required to sell or let — and unlocks our automated valuation.
Planning history
Applications and permits filed against 18 Grays Lane, Downley, High Wycombe, HP13 5TZ, sourced from the PlanIt planning register.
18 Grays Lane has an approved side and rear extension on the planning record.
1 application on record at 18 Grays Lane, Downley, High Wycombe, HP13 5TZ
1decisions1extensions5documents11nearby
- Jun 2004ExtensionFullOutcome in report
Extension: Side and rear of property
Construction of single storey side and first floor side/rear extensions
- Documents
- 5 docs on file
- Reference
- 04/06025/FUL
Unlock 18 Grays Lane, Downley, High Wycombe, HP13 5TZ's full planning history
You're seeing the shape of it. The report has the substance.
- Every decision — granted, refused or withdrawn (1 on record)
- All 1 application on this property in full, plus 11 notable nearby
- The 5 documents, officer reports & conditions
- What the pattern means for extending or converting here
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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.
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.
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
Night-time· 23:00 – 07:00
37.0dB
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
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.
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
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1 Curlew Close
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1 Beaconsfield Avenue
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3 bed2 bath
£618k
1 Commonside, Downley
HP13 5XG
3 bed1 bath
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1 Cumbrian Way
HP13 5RY
5 bed2 bath
£682k
1 Brands Hill Avenue
HP13 5PZ
3 bed1 bath
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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
- We don't publish an estimate for 18 Grays Lane because there is no EPC to tell the model the home's size and specification. The full report sets its records against recent comparable sales in HP13 5TZ.
- 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 18 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
- There is no Energy Performance Certificate on the public register for 18 Grays Lane. A valid EPC is needed to sell or let a home in England and Wales, and lasts 10 years.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 18 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
- 18 Grays Lane 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 18 Grays Lane, Downley, High Wycombe, HP13 5TZ. Each answer is also embedded as structured data for search engines.
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