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Manor Farm House, Coates Lane, Downley, High Wycombe, HP13 5UX

10 planning records

Estimated value

£1,701,000

  • Against HP13 5UX's recent median (£1,186,000)+43%

Newest record on this page: April 2025. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Detached
Habitable rooms
11
From EPC
Floor area
423 m²
4553 sq ft
Energy rating
F
Score 36
Council tax
Band G
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

£1,701,000

  • Against HP13 5UX's recent median (£1,186,000)+43%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for Manor Farm House is modelled from its 423 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP13 5UX. 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

    423 m² from the EPC lodged in April 2025

  • Sales of this home

    No sale recorded since 1995

  • Recent sales in HP13 5UX

    1 sale, median £1,186,000 (2025–2025)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: March 2025Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
Planning1 of 10 applicationsFull 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.

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

Risks

What this page doesn't show

2 potential issues have already been flagged for Manor Farm House, Coates Lane, Downley, High Wycombe, HP13 5UX. 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 Manor Farm House

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

Manor Farm House is a detached house in Downley, High Wycombe, High Wycombe (HP13 5UX). It has a recorded floor area of 423 m² (around 4553 sq ft), construction records dating it to before 1900 and council tax band G. The latest certificate (April 2025) shows an F (score 36), near the bottom of the EPC scale. The recommended improvements would lift it to D (score 68), a 2-band jump. Main heating runs on oil.

At 423 m² the property is well over the postcode median (97 m² across 3 EPCs), placing it in the larger end of the local stock. 10 planning records sit against the property, 9 approved, 1 refused. Past consents include an extension, meaningful when judging how the property has evolved. The record references listed-building consent, which constrain future alterations.

Before you decide

Everything you need to know about Manor Farm House

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.

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

Current Certificate
Apr 2025

EPC Rating

A
B
C
D
E
F
F36
G
Main Heating
Gas
Main Fuel
Oil
Hot Water
Average
Windows
Poor
CO2 Emissions
26.0 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 24 April 2035

8 years remaining
Planning

Planning history

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

A recent planning application at Manor Farm House was refused — worth checking the council file.

10 applications on record at Manor Farm House, Coates Lane, Downley, High Wycombe, HP13 5UX

10decisions2extensions107documents11nearby
Flagged:Listed building
  1. Oct 2005
    ExtensionFull
    Outcome in report

    Construction of rear garden room, two catslide roof extensions over open porches, insertion of new dormer window on north east elevation and external alterations

    Documents
    21 docs on file
    Reference
    05/06954/FUL
    Full record in report
  2. More recent applications — locked
  3. ConditionsDecision
  4. ConditionsDecision

+ 7 more applications in the report

Unlock Manor Farm House, Coates Lane, Downley, High Wycombe, HP13 5UX's full planning history

You're seeing the shape of it. The report has the substance.

  • Every decision — granted, refused or withdrawn (10 on record)
  • All 10 applications on this property in full, plus 11 notable nearby
  • The 107 documents, officer reports & conditions
  • What the pattern means for extending or converting here
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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.

On floor area, Manor Farm House stands well clear of the street.

EPC Rating

36 (F)

Street avg 49 (E)

Below

Floor Area

423 m²

Street avg 133 m²

Strongly above

CO₂ Emissions

26.0 t/year

Street avg 6.1 t/year

Strongly below

Habitable Rooms

11 rooms

Street avg 5 rooms

Strongly above
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

0.5 km

Commonside — bus stop.

Closest school

1.0 km

The Disraeli School. 12 schools nearby.

Nearest schools

  • The Disraeli SchoolPrimary1.0km
  • The Downley SchoolPrimary1.1km
  • Millbrook Combined SchoolPrimary1.7km
  • The Royal Grammar School, High WycombeSecondary1.9km

Nearest stops

  • CommonsideBus stop516m
  • Littleworth RoadBus stop587m
  • Hughenden Manor HouseBus stop614m
  • Hithercroft RoadBus stop755m

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 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
SDL Surveying

Get a survey for this property

Level 3 Building Survey

Victorian-eraDetached HouseEPC FPre-1919 buildDetached over 300m²Extended multiple times (2+ extensions)No mains gasSolid (non-cavity) walls

Because the property was built before 1919, is a large detached home over 300m², and has been extended more than once, we believe a Level 3 building survey should be considered.

From £1,795 · 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.
£746k

1 Coronation Cottages, The Common, Downley

HP13 5YQ

4 bed2 bath
£682k

1 Brands Hill Avenue

HP13 5PZ

3 bed1 bath
£620k

1 Cumbrian Way

HP13 5RY

5 bed2 bath
£618k

1 Commonside, Downley

HP13 5XG

3 bed1 bath
£592k

1 De Havilland Court

HP13 5AG

£575k

1 Beaconsfield Avenue

HP13 5EN

3 bed2 bath
£551k

1 Court Close

HP13 5JF

4 bed2 bath
£550k

1 Brenchwood Close, Downley

HP13 5UP

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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 Manor Farm House is modelled from its 423 m² EPC floor area, the absence of a recorded sale and recent sales of comparable homes in HP13 5UX. 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 Manor Farm House, 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 Manor Farm House was lodged in April 2025 at band F and is valid until April 2035. Floor area, heating and insulation details on this page come from it.
Planning records
Planning applications are collected from local authority registers through PlanIt. 10 applications are matched to Manor Farm House. 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 12 schools and 30 stops listed are measured in a straight line from HP13 5UX, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
Manor Farm House is in council tax band G. 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 Manor Farm House, Coates Lane, Downley, High Wycombe, HP13 5UX. Each answer is also embedded as structured data for search engines.

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