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

Extendable

Estimated value

£426,000

  • Since the 2021 sale (£400,000)+7%
  • Against HP13 5TZ's recent median (£370,000)+15%

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
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
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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

£426,000

  • Against its 2021 sale (£400,000)+7%
  • Against HP13 5TZ's recent median (£370,000)+15%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 21 Grays Lane is modelled from its 104 m² EPC floor area, its 2 recorded sales 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

    104 m² from the EPC lodged in October 2021

  • Sales of this home

    2 sales recorded, the latest in 2021

  • Recent sales in HP13 5TZ

    5 sales, median £370,000 (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
PlanningNone on this homeFull 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.

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

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: £370,000 (2026–2019).

Risks

What this page doesn't show

2 potential issues have already been flagged for 21 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 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 27 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

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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.

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

Current Certificate
Oct 2021

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

Certificate validity

Valid until 17 October 2031

4 years remaining
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.

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.

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

Price per m²

£3,846

Street avg £2,878

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 4.0 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

0.1 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 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

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 21 Grays Lane is modelled from its 104 m² EPC floor area, its 2 recorded sales 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. 2 sales are recorded for 21 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 21 Grays Lane was lodged in October 2021 at band E and is valid until October 2031. 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 21 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
21 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 21 Grays Lane, Downley, High Wycombe, HP13 5TZ. Each answer is also embedded as structured data for search engines.

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