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2 Manor Farm Cottages, Coates Lane, Downley, High Wycombe, HP13 5UX

Property type
Semi-detached
Habitable rooms
5
From EPC
Floor area
96 m²
1034 sq ft
Energy rating
E
Score 42
Council tax
Band C
Tenure
Private Rental
Overview

About 2 Manor Farm Cottages

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

2 Manor Farm Cottages is a semi-detached house in Downley, High Wycombe, High Wycombe (HP13 5UX). It has a recorded floor area of 96 m² (around 1034 sq ft), construction records dating it to 1930-1949 and council tax band C. The latest certificate (July 2011) shows an E (score 42), well below the UK norm with real room to improve. Main heating runs on electricity. The latest certificate is from July 2011, so improvements made since then won't be reflected.

At 96 m² it sits well below the postcode median (206 m² across 3 EPCs), making it one of the more compact homes locally.

Before you decide

Everything you need to know about 2 Manor Farm Cottages

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.

2 Manor Farm Cottages's carbon output runs well above what efficient homes in the postcode produce.

EPC Expired

This certificate is over 10 years old and is no longer valid.Expired 12 Jul 2021

EPC Rating

A
B
C
D
E
E42
F
G
Main Heating
Heat Pump
Main Fuel
Electric
Hot Water
Poor
Windows
Average
CO2 Emissions
6.3 t/year
Occupancy
Rented
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Early 20th centurySemi-Detached HouseEPC ENo mains gas

Because the property has no mains gas supply, we believe a Level 3 building survey should be considered.

From £955 · Includes VAT

Planning

Planning history

Applications and permits filed against 2 Manor Farm Cottages, Coates Lane, Downley, High Wycombe, HP13 5UX, sourced from the PlanIt planning register.

2 Manor Farm Cottages 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.

2 Manor Farm Cottages has no Land Registry sales on file, suggesting it has stayed in the same hands since registration began.

Current estimate

£383,000

Modelled from EPC, postcode comparables.

See how we calculated this

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 1 sales in HP13 5UX: £1,186,000 (2025–2025).

On the street

Versus other Coates Lane homes

Four headline reads against 3 similar houses on this street, drawn from the latest EPC and Land Registry data.

2 Manor Farm Cottages is notably below the street on floor area.

EPC Rating

42 (E)

Street avg 47 (E)

Above

Floor Area

96 m²

Street avg 242 m²

Strongly below

CO₂ Emissions

6.3 t/year

Street avg 12.7 t/year

Below

Habitable Rooms

5 rooms

Street avg 7 rooms

Below
Before you decide

Everything you need to know about 2 Manor Farm Cottages

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.
£384k

022 Hughenden Gardens Village, Hughenden Boulevard

HP13 5GA

£362k

1 Bowler Lea, Downley

HP13 5UD

£360k

1 Cotswold Way

HP13 5NP

£412k

1 Brunel Road

HP13 5SR

3 bed
£416k

020 Hughenden Gardens Village, Hughenden Boulevard

HP13 5GA

£342k

1 Brecon Way

HP13 5NN

£455k

1 Cumbrian Way

HP13 5RY

5 bed2 bath
£530k

1 Calverley Crescent

HP13 5EU

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

0.5 km

Commonside — bus stop.

Closest school

1.0 km

The Disraeli School. 12 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 5UX from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for HP13 5UX

Daytime· 07:00 – 23:00

43.5dB

Low
Night-time road noise heatmap for HP13 5UX

Night-time· 23:00 – 07:00

36.2dB

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 2 Manor Farm Cottages, Coates Lane, Downley, High Wycombe, HP13 5UX. Each answer is also embedded as structured data for search engines.