Model valuation£417,0008 Busby Close
Local market context
23 Grays Lane, Downley, High Wycombe, HP13 5TZ
Estimated value
£442,000
- Against HP13 5TZ's recent median (£400,000)+11%
Newest record on this page: January 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.
Property type
Mid terrace
Habitable rooms
5
From EPC
Floor area
106 m²
1141 sq ft
Energy rating
D
Score 68
Council tax
Band D
Tenure
Owner Occupied
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
£442,000
- Against HP13 5TZ's recent median (£400,000)+11%
Your note and figure are shown publicly on this page.
How the estimate is made
The estimate for 23 Grays Lane is modelled from its 106 m² EPC floor area, the absence of a 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
106 m² from the EPC lodged in November 2019
Sales of this home
No sale recorded since 1995
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 |
Sales history & valuation
Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.
23 Grays Lane has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.
No sales recorded with HM Land Registry
That can mean the property has never traded since the registry began publishing in 1995, was a new build that hasn't been registered yet, or is held in the same hands long-term.
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 23 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
About 23 Grays Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
23 Grays Lane is a mid-terrace house in Downley, High Wycombe, High Wycombe (HP13 5TZ). It has a recorded floor area of 106 m² (around 1141 sq ft), construction records dating it to 1950-1966 and council tax band D. The latest certificate (November 2019) shows a D (score 68), on the cusp of jumping into the C band. The rating has held steady at D across 2 certificates since October 2014. Between certificates, roof efficiency went from Very Poor to Good. The recommended improvements would lift it to B (score 83), a 2-band jump.
At 106 m² it's 24.7% larger than the typical home in the postcode (85 m² median across 27 EPCs).
Before you decide
Everything you need to know about 23 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.
Recommended upgrades on file would lift this property by multiple EPC bands.
Current Certificate(1 of 2)
Nov 2019
EPC Rating
A
B
C
D
D68
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
3.9 t/year
Occupancy
Owner Occupied
Certificate validity
Valid until 22 November 2029
Property Improvements
Changes detected from historical EPC data
Nov 2019from Oct 2014
Roof Insulation
PartialWell Insulated
Loft insulation upgraded to recommended levels
Planning history
Applications and permits filed against 23 Grays Lane, Downley, High Wycombe, HP13 5TZ, sourced from the PlanIt planning register.
23 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.
Versus other Grays Lane homes
Four headline reads against 20 similar houses on this street, drawn from the latest EPC and Land Registry data.
EPC Rating
68 (D)
Street avg 65 (D)
Floor Area
106 m²
Street avg 101 m²
CO₂ Emissions
3.9 t/year
Street avg 4.1 t/year
Habitable Rooms
5 rooms
Street avg 5 rooms
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
Mid 20th centuryMid-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 £695 · Includes VAT
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
£425k
022 Hughenden Gardens Village, Hughenden Boulevard
HP13 5GA
£400k
020 Hughenden Gardens Village, Hughenden Boulevard
HP13 5GA
£524k
1 Curlew Close
HP13 5JY
3 bed2 bath
£369k
1 Cotswold Way
HP13 5NP
£530k
1 Calverley Crescent
HP13 5EU
£368k
1 Bowler Lea, Downley
HP13 5UD
£550k
1 Brenchwood Close, Downley
HP13 5UP
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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
- The estimate for 23 Grays Lane is modelled from its 106 m² EPC floor area, the absence of a 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. No sale is recorded for 23 Grays Lane, which usually means it hasn't changed hands since 1995 or the sale was not for value. 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 23 Grays Lane was lodged in November 2019 at band D and is valid until November 2029. 2 certificates are on record, which shows how the home has changed.
- Planning records
- Planning applications are collected from local authority registers through PlanIt. None is matched to 23 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
- 23 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.
Common questions
The questions buyers, sellers and homeowners most often ask about 23 Grays Lane, Downley, High Wycombe, HP13 5TZ. Each answer is also embedded as structured data for search engines.
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Keep exploring
- Every home in HP13 5TZSold prices, values and energy ratings for the postcode
- HP 13 property marketPrices, postcodes, schools and transport across the district
- 23 Grays Lane, Downley, High Wycombe valuationHow the estimate is built and what moves it
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- Report on another addressLook up any home in England and Wales