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Get started8 Grays Lane, Downley, High Wycombe, HP13 5TZ
EPC B
About 8 Grays Lane
A plain-English summary derived from public records, EPC certificates, sold prices and local data.
8 Grays Lane is a three-bedroom semi-detached house in Downley, High Wycombe, High Wycombe (HP13 5TZ). It has a recorded floor area of 53 m² (around 568 sq ft) and council tax band D. At 53 m² this is the smallest unit on EPC record across the building (53–148 m²). The building's EPC ratings span E to B, with this unit at the top. The latest certificate (May 2009) returns a high B (score 85), putting the home a stone's throw from an A rating. The latest certificate is from May 2009, so improvements made since then won't be reflected.
It hasn't traded since November 2007, a hold of 19 years that's notably long for the area. That sale landed at the peak of the pre-credit-crunch market, which is a useful reference point when interpreting the price. Sale prices here have outpaced England HPI: 11.4% per year against 0% for the wider region. Today's modelled estimate of £325,000 is 24% above the 2007 sale price. On a £-per-square-foot basis, the last sale (£461/sq ft) was about 100.2% above the typical sold price in the postcode. At 53 m² it sits well below the postcode median (88 m² across 26 EPCs), making it one of the more compact homes locally.
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
Energy performance
Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
8 Grays Lane's carbon output is low for the local stock.
EPC Expired
This certificate is over 10 years old and is no longer valid.Expired 18 May 2019
Sales history & valuation
Recorded transactions, our model's current estimate, and a quick read on what neighbouring properties have sold for.
8 Grays Lane has more than tripled in price since its earliest registered sale in 1997.
Current estimate
See how we calculated this£325,000
Modelled from EPC, postcode comparables and a sale-price growth of 11.4% per year over 10 years.
Last sold (2007)
£262,000
Growth on file: 11.4% per year over 10 years.
Sales timeline
Versus other Grays Lane homes
Four headline reads against 7 similar flats on this street, drawn from the latest EPC and Land Registry data.
On price per m², 8 Grays Lane stands well clear of the street.
Price per m²
£4,965
Street avg £3,184
Floor Area
53 m²
Street avg 55 m²
CO₂ Emissions
1.1 t/year
Similar properties nearby
A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor 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.
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
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
Everything within walking distance
Schools, transport stops and scenic spots near this property — 41 points of interest in total.
Beautiful places to visit nearby
Curated scenic spots within reach of this postcode, served by Beautifulplaces.ai. Photography and tagging come from their open dataset.
Common questions
The questions buyers, sellers and homeowners most often ask about 8 Grays Lane, Downley, High Wycombe, HP13 5TZ. Each answer is also embedded as structured data for search engines.