What type of property is 8 Grays Lane, HP13 5TZ?

8 Grays Lane, HP13 5TZ is a 3-bedroom semi-detached house.

When did 8 Grays Lane, HP13 5TZ last change hands?

8 Grays Lane, HP13 5TZ last sold for £262,000 in November 2007, around 19 years ago. Land Registry has 3 sales on record going back to £86,500 in July 1997. Source: HM Land Registry.

How has the value of 8 Grays Lane, HP13 5TZ changed over time?

Across 3 sales between July 1997 and November 2007, 8 Grays Lane, HP13 5TZ rose from £86,500 to £262,000, a change of £175,500. That works out to roughly +11.4% per year compounded over 10 years. Source: HM Land Registry.

How energy efficient is 8 Grays Lane, HP13 5TZ?

The current EPC rating for 8 Grays Lane, HP13 5TZ is B with a score of 85 out of 100, lodged in May 2009. Source: EPC Register.

What is the floor area of 8 Grays Lane, HP13 5TZ?

8 Grays Lane, HP13 5TZ has a recorded floor area of 53 m² (568 sq ft), around 18 m² per bedroom. That makes it about 40% smaller than the median EPC-recorded property in HP13 5TZ. Source: EPC Register.

How is 8 Grays Lane, HP13 5TZ heated?

The latest EPC at 8 Grays Lane, HP13 5TZ records mains gas as the main heating fuel. Source: EPC Register.

What council tax band is 8 Grays Lane, HP13 5TZ?

8 Grays Lane, HP13 5TZ is in council tax band D.

Where is 8 Grays Lane, HP13 5TZ located?

8 Grays Lane, HP13 5TZ sits in Downley, High Wycombe, High Wycombe. It falls within the HP13 postcode district in Buckinghamshire.

Is 8 Grays Lane, HP13 5TZ in a safe area?

Police records around 8 Grays Lane, HP13 5TZ show an average of 223 reported crimes per month over the last 15 months. Violent crime makes up roughly 41% of reports, the most common category. The overall trend is falling (14% versus the prior period). Source: Police UK.

Which schools serve 8 Grays Lane, HP13 5TZ?

The closest primary school to 8 Grays Lane, HP13 5TZ is The Downley School (228m), one of 10 primaries within walking distance. The closest secondary is The Royal Grammar School, High Wycombe (2.7km).

What is the nearest station to 8 Grays Lane, HP13 5TZ?

The closest bus stop to 8 Grays Lane, HP13 5TZ is Taylors Turn, 98m away. In total there are 30 bus stops within the surrounding area.

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

EPC B3 sales on record

Estimated value

£329,000

Since the 2007 sale (£262,000)+26%
Against HP13 5TZ's recent median (£400,000)-18%

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

Semi-detached

Floor ground floor

Bedrooms

Floor area

53 m²

568 sq ft

Energy rating

Score 85

Council tax

Band D

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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

£329,000

Against its 2007 sale (£262,000)+26%
Against HP13 5TZ's recent median (£400,000)-18%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 8 Grays Lane is modelled from its 53 m² EPC floor area, its 3 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
53 m² from the EPC lodged in May 2009
Sales of this home
3 sales recorded, the latest in 2007
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

Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

8 Grays Lane has more than tripled in price since its earliest registered sale in 1997.

Sales timeline

2 November 2007Most recent
£262,000
+6.5%over 1 year
3 August 2006
£246,000
+184.4%over 9 years
31 July 1997
£86,500

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

Nearby sales in HP13 5TZ

Risks

What this page doesn't show

2 potential issues have already been flagged for 8 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

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Overview

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. At 53 m² it sits well below the postcode median (90 m² across 27 EPCs), making it one of the more compact homes locally. Its energy rating outperforms most of the postcode (better than 70% of similar EPCs). Across 1997–2007, sale prices on this property compounded at 11.4% per year. Today's modelled estimate of £329,000 is 25.6% 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.

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

Before you decide

Everything you need to know about 8 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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Energy

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 17 May 2019

Current Certificate

May 2009

EPC Rating

B85

Main Heating

Gas

Main Fuel

Gas

Hot Water

Very Good

Windows

Very Good

CO2 Emissions

1.1 t/year

Occupancy

—

Certificate validity

Expired on 17 May 2019

New assessment needed to sell or let

Planning

Planning history

Applications and permits filed against 8 Grays Lane, Downley, High Wycombe, HP13 5TZ, sourced from the PlanIt planning register.

8 Grays Lane has no planning applications on record.

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 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

Strongly above

Floor Area

53 m²

Street avg 55 m²

Strongly below

CO₂ Emissions

1.1 t/year

Street avg 1.2 t/year

Above

Years Held

19 years

Street avg 19 years

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· 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

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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

£265k

1 Carolines Court, Red Kite Close

HP13 5GN

2 bed2 bath

£262k

1 Chadwick Street

HP13 5PS

2 bed1 bath

£255k

1 Downley Court, Grays Lane, Downley

HP13 5TL

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 8 Grays Lane is modelled from its 53 m² EPC floor area, its 3 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. 3 sales are recorded for 8 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 8 Grays Lane was lodged in May 2009 at band B and expired in May 2019, so a new one is needed to sell or let. 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 8 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: 8 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 8 Grays Lane, Downley, High Wycombe, HP13 5TZ. Each answer is also embedded as structured data for search engines.

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