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

1 planning record

Estimated value

£385,000

  • Since the 2010 sale (£220,000)+75%
  • Against HP13 5TZ's recent median (£400,000)-4%

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
End terrace
Bedrooms
3
Bathroom
1
Floor area
90 m²
969 sq ft
Energy rating
D
Score 64
Council tax
Band D
Tenure
Private Rental
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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

£385,000

  • Against its 2010 sale (£220,000)+75%
  • Against HP13 5TZ's recent median (£400,000)-4%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 2 Grays Lane is modelled from its 90 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

    90 m² from the EPC lodged in June 2012

  • Sales of this home

    1 sale recorded, the latest in 2010

  • Recent sales in HP13 5TZ

    5 sales, median £400,000 (2026–2019)

This page or the full report?

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

2 Grays Lane valuation sits well clear of the typical sold price in this postcode.

Sales timeline

  1. 6 December 2010Most recent

    £220,000

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

Risks

What this page doesn't show

2 potential issues have already been flagged for 2 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

One time fee only - money back guarantee

Overview

About 2 Grays Lane

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

2 Grays Lane is a three-bedroom end-of-terrace house in Downley, High Wycombe, High Wycombe (HP13 5TZ). It has a recorded floor area of 90 m² (around 969 sq ft), construction records dating it to 1967-1975 and council tax band D. The latest certificate (June 2012) shows a D (score 64), on the cusp of jumping into the C band. Earlier certificates rated it B (May 2009); the latest reading is 2 bands lower. Between certificates, wall efficiency dropped from Very Good to Very Poor and roof efficiency dropped from Very Good to Good. The recommended improvements would lift it to B (score 83), a 2-band jump. The latest certificate is from June 2012, so improvements made since then won't be reflected.

It hasn't traded since December 2010, a hold of 16 years that's notably long for the area. Today's modelled estimate of £385,000 sits 75% above the 2010 sale of £220,000. One planning record on file: an extension approved in 2014. Past consents include an extension, meaningful when judging how the property has evolved.

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

  • Bedrooms3
  • Bathrooms1
  • Dining roomYes

Outside

  • Private gardenYes

Building

  • Heating systemGas
Before you decide

Everything you need to know about 2 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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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 07 Jun 2022

Current Certificate(1 of 4)
Jun 2012

EPC Rating

A
B
C
D
D64
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Average
CO2 Emissions
3.7 t/year
Occupancy
Rented

Certificate validity

Expired on 7 June 2022

New assessment needed to sell or let

Property Improvements

Changes detected from historical EPC data

Jul 2010from May 2009
EPC improved fromB84toD67
Heating Controls
FullProg + Stat

Heating controls changed

Apr 2011from Jul 2010
EPC improved fromD67toC74
Wall Insulation
UninsulatedInsulated Cavity

Cavity wall insulation installed

Roof
AverageGood

Roof insulation improved

Jun 2012from Apr 2011
EPC improved fromC74toD64
Heating Controls
Prog + StatFull

Heating controls upgraded for better temperature management

Hot Water
Very GoodGood

Hot water efficiency decreased

Planning

Planning history

Applications and permits filed against 2 Grays Lane, Downley, High Wycombe, HP13 5TZ, sourced from the PlanIt planning register.

1 application on record at 2 Grays Lane, Downley, High Wycombe, HP13 5TZ

1decisions1extensions4documents11nearby
  1. Dec 2014
    ExtensionFull
    Outcome in report

    Extension: Part single, part two storey

    Householder application for construction of part single storey, part two storey front, side and rear extension and erection of shed to rear garden

    Documents
    4 docs on file
    Reference
    14/07608/FUL
    Full record in report

Unlock 2 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 4 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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On the street

Versus other Grays Lane homes

Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.

2 Grays Lane is notably below the street on habitable rooms.

Price per m²

£2,444

Street avg £2,965

Below

Floor Area

90 m²

Street avg 102 m²

Below

Habitable Rooms

4 rooms

Street avg 5 rooms

Strongly below

CO₂ Emissions

3.7 t/year

Street avg 4.1 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

0.1 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 road noise heatmap for HP13 5TZ

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
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryEnd-Terrace HouseEPC D

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.

From £595 · 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.
£426k

1 Brunel Road

HP13 5SR

3 bed
£524k

1 Curlew Close

HP13 5JY

3 bed2 bath
£575k

1 Beaconsfield Avenue

HP13 5EN

3 bed2 bath
£618k

1 Commonside, Downley

HP13 5XG

3 bed1 bath
£682k

1 Brands Hill Avenue

HP13 5PZ

3 bed1 bath
£551k

1 Court Close

HP13 5JF

4 bed2 bath
£265k

1 Carolines Court, Red Kite Close

HP13 5GN

2 bed2 bath
£262k

1 Chadwick Street

HP13 5PS

2 bed1 bath

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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 2 Grays Lane is modelled from its 90 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 2 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 2 Grays Lane was lodged in June 2012 at band D and expired in June 2022, so a new one is needed to sell or let. 4 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. 1 application is matched to 2 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
2 Grays Lane is in council tax band D. 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 2 Grays Lane, Downley, High Wycombe, HP13 5TZ. Each answer is also embedded as structured data for search engines.

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