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

Extendable
Property type
Mid terrace
Bedrooms
3
Bathroom
1
Floor area
104 m²
1119 sq ft
Energy rating
E
Score 50
Council tax
Band D
Tenure
Owner Occupied
Overview

About 21 Grays Lane

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

21 Grays Lane is a three-bedroom mid-terrace house in Downley, High Wycombe, High Wycombe (HP13 5TZ). It has a recorded floor area of 104 m² (around 1119 sq ft), construction records dating it to 1976-1982 and council tax band D. The latest certificate (October 2021) shows an E (score 50), well below the UK norm with real room to improve. The recommended improvements would lift it to B (score 82), a 3-band jump. Our model identifies extension potential, subject to local planning policy.

At 104 m² it's 22.4% larger than the typical home in the postcode (85 m² median across 26 EPCs). On energy efficiency it sits in the bottom 10% of properties in this postcode — significant headroom for improvement. Across 1996–2021, sale prices on this property compounded at 6.5% per year. On a £-per-square-foot basis, the last sale (£357/sq ft) was about 53.8% above the typical sold price in the postcode. Sold December 2021 for £400,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

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
  • CloakroomYes

Outside

  • Private gardenRear
  • GarageYes

Building

  • Extension potentialPossible
Before you decide

Everything you need to know about 21 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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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.

21 Grays Lane sits at the bottom of the postcode for energy efficiency — meaningful headroom to improve.

EPC Rating

A
B
C
D
E
E50
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Very Poor
Windows
Average
CO2 Emissions
5.7 t/year
Occupancy
Owner Occupied
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

Late 20th centuryMid-Terrace HouseEPC E

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 £695 · Includes VAT

Planning

Planning history

Applications and permits filed against 21 Grays Lane, Downley, High Wycombe, HP13 5TZ, sourced from the PlanIt planning register.

21 Grays Lane 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.

Price

Sales history & valuation

Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.

Price for 21 Grays Lane has grown more than fourfold since the 1996 starting point.

Current estimate

£429,000

Modelled from EPC, postcode comparables and a sale-price growth of 6.5% per year over 25 years.

See how we calculated this
Last sold (2021)

£400,000

Growth on file: 6.5% per year over 25 years.

Sales timeline

  1. 10 December 2021Most recent

    £400,000

    +400.3%over 25 years

  2. 20 June 1996

    £79,950

Median price across the last 5 sales in HP13 5TZ: £355,000 (2024–2018).

On the street

Versus other Grays Lane homes

Four headline reads against 19 similar houses on this street, drawn from the latest EPC and Land Registry data.

On epc rating, 21 Grays Lane runs well behind the street norm.

Price per m²

£3,846

Street avg £2,786

Strongly above

Floor Area

104 m²

Street avg 101 m²

Above

Habitable Rooms

6 rooms

Street avg 5 rooms

Strongly above

CO₂ Emissions

5.7 t/year

Street avg 4.1 t/year

Strongly below
Before you decide

Everything you need to know about 21 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

Pick your report · every report is £14.99

One time fee only - money back guarantee

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
Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£412k

1 Brunel Road

HP13 5SR

3 bed
£544k

1 Curlew Close

HP13 5JY

3 bed2 bath
£569k

1 Commonside, Downley

HP13 5XG

3 bed1 bath
£598k

1 Beaconsfield Avenue

HP13 5EN

3 bed2 bath
£718k

1 Brands Hill Avenue

HP13 5PZ

3 bed1 bath
£550k

1 Court Close

HP13 5JF

4 bed2 bath
£678k

1 Coronation Cottages, The Common, Downley

HP13 5YQ

4 bed2 bath
£265k

1 Chadwick Street

HP13 5PS

2 bed1 bath
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

5/mo

Steady 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.

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
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 21 Grays Lane, Downley, High Wycombe, HP13 5TZ. Each answer is also embedded as structured data for search engines.